Chapter 20.20 — PARCEL MAP SUBDIVISION

Prior legislation: Ords. 1785 NCS, 1542, 1455, 1289, 1046; prior code §§22.5.100-22.5.600, 22.6.311.3.

A "parcel map subdivision" is a subdivision of land which conforms to all the characteristics set forth in the

Subdivision Map Act. (Ord. 1917 NCS §5, 1993; Ord. 1046 NCS §1, 1972; prior code §22.5.100.)

Notwithstanding any other provisions of this title to the contrary, the procedure set forth in this chapter shall

govern the processing of and requirements pertaining to parcel map subdivisions. (Ord. 1917 NCS §5, 1993.)

The subdivider of a parcel map subdivision shall Jle the tentative parcel map and an application together with all

information or documentation deemed applicable as speciJed by a form or forms prescribed by the planning

department; and such additional copies and data as may be required for each proposed subdivision. The planning

director shall indicate upon all copies of the tentative parcel map and accompanying data; the date of Jling. (Ord.

1917 NCS §5, 1993.)

At the time of submission of the tentative parcel map, the subdivider shall pay application and applicable

processing fees as established by resolution of the city council. (Ord. 1917 NCS §5, 1993.)

Upon acceptance; the planning director shall transmit copies of the tentative parcel map to aMected city

departments and other such public agencies and utilities for their review and recommendations. Such comments

and recommendations shall be submitted in writing to the planning director within twenty-one days after the map

has been distributed. Failure to respond within the required time period shall be deemed an endorsement of the

project. (Ord. 1917 NCS §5, 1993.)

     The Petaluma Municipal Code is current through Ordinance 2916 NCS, passed December 1, 2025.

Title 20 Subdivisions | Petaluma Municipal Code Page 23 of 74

Within thirty calendar days from the date of Jling; the planning director shall determine if the application Jled is

complete and shall notify the applicant in writing as to whether such application is complete. DeJciencies or

inaccuracies identiJed by responding departments and/or agencies will be noted to indicate the manner in which

the application can be made complete.

A. Upon receipt of such additional materials; a new thirty day period shall begin during which the planning

director shall determine the completeness of the application.

B. Only an application for a subdivision which has been determined or deemed complete shall be processed by

the city of Petaluma pursuant to the Subdivision Map Act and this chapter.

C. The submission of an application for a tentative parcel map with the planning director shall not preclude the

securing of additional information from the subdivider necessary for the proper consideration of the tentative

parcel map nor does it insure that the map complies with the law and this chapter.

(Ord. 1917 NCS §5, 1993.)

Following certiJcation of complete application; the planning director and city engineer must determine if the

proposed subdivision meets the requirements of this title.

A. The planning director and city engineer shall make Jndings and approve; conditionally approve or deny the

tentative parcel map. The planning director or city engineer may impose reasonable conditions on approval of the

tentative parcel map and may in their discretion; deny approval of the map if such conditions cannot be met. After

preparation of initial conditions of approval have been formulated, a meeting may be set between the applicant

and city staM to review said conditions. The planning director and city engineer shall thereafter notify the

subdivider; in writing; of their action on said tentative parcel map and applicable Jndings and conditions.

(Ord. 1917 NCS §5, 1993.)

In approving; conditionally approving; or denying a tentative parcel map; the planning director and city engineer

shall make the Jndings set forth in this chapter for tentative maps. The decision of the planning director and city

engineer shall be Jnal unless appealed to the planning commission by any interested person within fourteen

calendar days of the date of the decision. (Ord. 1917 NCS §5, 1993.)

     The Petaluma Municipal Code is current through Ordinance 2916 NCS, passed December 1, 2025.

Title 20 Subdivisions | Petaluma Municipal Code Page 24 of 74

Subsequent to the approval of a tentative parcel map; the subdivider shall furnish to the city engineer copies of

the proposed parcel map (the number of copies shall be determined by the city engineer) prepared in

conformance with the Land Surveyor’s Act and Subdivision Map Act and generally accepted engineering practices

and the following requirements. The map copies shall be accompanied by a traverse sheet(s) or computer closures

in a form approved by the city engineer giving bearings; distances and coordinates of the boundaries of the

subdivision; interior blocks, lots and centerline of roads; any required soils; geological reports, preliminary

subdivision title reports and any documentation which may be helpful in reviewing the parcel map, easements;

CC&R’s; and rights-of-way. Where conditions have been imposed on an approved tentative parcel map; the

subdivider shall submit evidence of having satisJed the conditions. Where improvements have been required as a

condition of the tentative parcel map; sets of improvement plans (the number of sets shall be determined by the

city engineer) prepared in conformance with generally accepted engineering (or other professional) practice and

meeting all city standards shall be submitted to the city engineer; along with hydrology; hydraulic and other

necessary calculations and information required by the city engineer. The improvement plan copies shall be

accompanied by all applicable plan review fees; as prescribed by city resolution.

A. The city engineer shall circulate the documents to all aMected departments and agencies who shall review the

same and notify the city engineer in writing of any revisions; additions; etc.; necessary to ensure conformance with

the tentative parcel map and standard speciJcations in accordance with Section 66456.2 of the Subdivision Map

Act. Subsequent to the receipt of comments, the city engineer shall notify the subdivider of corrections necessary

to the map; plans; and accompanying documents. The subdivider shall make all required revisions and resubmit

for further review. The city engineer shall notify the subdivider when the review process has been satisfactorily

completed.

(Ord. 1917 NCS §5, 1993.)

After satisfactorily completing the review process; the subdivider shall submit the original parcel map, together

with any copies; information, documentation and bonds deemed applicable by the city engineer. Following the

determination that it does meet requirements; the city engineer shall so certify on the face of the map. (Ord. 1917

NCS §5, 1993.)

Upon approval of improvement plans; if required; and the parcel map and receipt of all applicable agreements;

documents; and improvement security; the city clerk shall forward the parcel map and applicable documents to

the oLce of the county recorder for recordation. (Ord. 1917 NCS §5, 1993.)

     The Petaluma Municipal Code is current through Ordinance 2916 NCS, passed December 1, 2025.

Title 20 Subdivisions | Petaluma Municipal Code Page 25 of 74

Approval or disapproval of the tentative parcel map by the planning director and city engineer must be made

within the time limits contained in Government Code Section 65920 et seq. Any appeal of the decision of the

planning director and city engineer by the applicant shall take place after approval or denial; within such time

allowed for an appeal; and shall not be included in the computation of the time limits prescribed by Government

Code 65920 et seq. (Ord. 1917 NCS §5, 1993.)

A parcel map subdivision shall conform to the standards speciJed in Chapters 20.28 and 20.32. A parcel map shall

conform to the general plan; applicable speciJc plans and zoning ordinance; and the California Environmental

Quality Act (CEQA) Guidelines. (Ord. 1917 NCS §5, 1993.)

Where applicable; utility easements and street rights-of-way shall be oMered for dedication at the time of Jling the

parcel map. (Ord. 1917 NCS §5, 1993.)

Water distribution and sewage collection systems shall be satisfactory to the city engineer. (Ord. 1917 NCS §5,

1993.)

In the event that the subdivider or other interested party is dissatisJed with any determination of the planning

director or the city engineer in regard to the tentative parcel map; the subdivider or interested party may appeal

to the planning commission. The subdivider shall Jle with the city clerk a notice of appeal within fourteen calendar

days after the notice of the decision of the planning director and city engineer has been mailed to the subdivider.

Upon receiving notice of appeal; the city clerk shall forthwith set a date for hearing and provide written notice

thereof to the subdivider not less than ten calendar days before the hearing. Upon appeal; the planning director

shall submit to the planning commission a report setting forth the determinations of the planning director and city

engineer regarding the tentative parcel map subdivision and the reasons for such determinations. At the hearing;

the planning commission shall consider the report of the planning director and any written or oral evidence

produced at the hearing by the subdivider and other interested parties; the planning director; or the city engineer.

The planning commission shall render its decision as to whether the tentative parcel map subdivision shall be

approved, modiJed; or disapproved. The decision of the planning commission shall be Jnal unless appealed to the

     The Petaluma Municipal Code is current through Ordinance 2916 NCS, passed December 1, 2025.

Title 20 Subdivisions | Petaluma Municipal Code Page 26 of 74

city council by any interested person including; without limitation; a member of the council; planning director or

city engineer; within fourteen calendar days of the date of the planning commission’s decision by Jling a written

appeal with the city clerk. The city council shall thereupon consider said application; appeal and recommendation;

together with all the papers and reports Jled in connection with said matter and shall determine whether the

tentative parcel map subdivision shall be approved or disapproved, Jnally or conditionally. The decision of the city

council shall be Jnal. (Ord. 1917 NCS §5, 1993.)

After a parcel map is Jled in the oLce of the Sonoma County recorder, such a recorded parcel map may be

modiJed; in conformance with the Subdivision Map Act; by a certiJcate of correction or an amending map if:

A. The city engineer and planning director Jnds that there are changes in circumstances which make any or all

of the conditions of such a parcel map no longer appropriate or necessary; and

B. The modiJcations do not impose any additional burden on the present fee owner of the property; and

C. The modiJcations do not alter any right; title; or interest in the real property reKected on the recorded map;

and

D. The map as modiJed conforms to the Subdivision Map Act.

At the discretion of the planning director or city engineer; a proposed modiJcation may be set for public hearing

before the planning commission or provide for public notiJcation and comment. Such reconsideration shall be

conJned to issues relative to the proposed modiJcation. (Ord. 1917 NCS §5, 1993.)

In all cases where a tentative parcel map is requested; said map shall be based upon a Jeld survey and the parcel

map made in conformity with the Professional Land Surveyor’s Act and as outlined in Sections 20.24.160 and

All rear lot pipes and front lot corner pipes or oMset crossmarks in the concrete surface of the public sidewalks

shall be shown on the parcel map with oMset distances stated on the map. (Ord. 1917 NCS §5, 1993.)

     The Petaluma Municipal Code is current through Ordinance 2916 NCS, passed December 1, 2025.

Title 20 Subdivisions | Petaluma Municipal Code Page 27 of 74

A. An approved or conditionally approved tentative parcel map shall expire twenty-four months after its

approval or conditional approval unless an extension is approved as provided in Section 20.20.150.

B. The period of time speciJed in subsection A above shall not include any period of time during which a

development moratorium is in eMect as provided in the Subdivision Map Act.

C. The period of time speciJed in subsection A above shall not include any period of time during which a lawsuit

has been Jled and is pending in a court of competent jurisdiction involving the approval or conditional approval of

a tentative parcel map only if a stay of the time period is approved by the planning commission; as provided in the

Subdivision Map Act.

D. The expiration of the approved or conditionally approved tentative parcel map shall terminate all

proceedings; and no parcel map on all or any portion of the real property included within an expired tentative

parcel map shall be Jled without Jrst processing a new tentative parcel map.

(Ord. 1917 NCS §5, 1993.)

Upon application by the subdivider Jled with the planning director prior to the expiration of the tentative parcel

map; such map may be extended by the planning director and city engineer for a period or periods not exceeding

a total of three years. Once such application is timely Jled; the map shall automatically be extended as provided in

the Subdivision Map Act. The decision of the planning director and city engineer shall be Jnal unless appealed to

the planning commission within fourteen calendar days of the commission’s decision by Jling a written appeal

with the city clerk. The planning commission may; in its sole discretion; extend the time such map expires for a

period or periods not exceeding a total of three years. (Ord. 1917 NCS §5, 1993.)