§ 16.12

Each subdivider shall file with the planning commission prints of the proposed major subdivision which conforms to the requirements of this chapter. The number of prints to be filed is as follows:

• A. Twenty-six prints and two sepias for subdivisions in the Tahoe Basin and under the jurisdiction of the Tahoe Regional planning agency.

• B. Nineteen prints and two sepias for subdivisions in areas of the county not included in subsection A of this section.

(Prior code § 19.115)

• A. Fee Required.

  1. Each subdivider at the time of filing the tentative map required by this chapter shall pay a nonrefundable fee of $605 plus: $32 per lot if the subdivision is to be served by public sewers or, $50 per lot if the subdivision is to be served by other than public sewers.

  2. The fees are subject to cost adjustment each July 1st as specified in Ordinance 2826 enacted August 19, 1980.

• B. New Application for Expired Maps. In the event a tentative subdivision map expires and a new application is submitted which is substantially identical to the expired map, the subdivider may be granted a reduction in the filing fee in proportion to the amount of work performed on the expired map which will not have to be repeated on the new subdivision map application.

(Prior code § 19.120)

The subdivider shall be required to execute, at the time of filing the tentative map, an indemnification agreement. The indemnification agreement shall require the subdivider to defend, indemnify and hold harmless the county from any defense costs, including attorneys' fees or other loss connected with any legal challenge brought as a result of, and to attack, set aside, void or annul an approval concerning the subdivision. (Prior code § 19.121)

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

• A. Name. The title may contain such name as may be selected by the subdivider.

• B. Parties. Names and address for the legal owner of the property, subdivider, and civil engineer or licensed land surveyor or person who prepared the map.

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Placer County, CA

SUBDIVISIONS

§ 16.12.040

§ 16.12.040

• C. Topo-Contour Map Requirements.

  1. A topographic contour map showing accurately the existing terrain within the subdivision and a minimum of 500 feet on all sides except as otherwise required to depict the location of offsite habitat including aquatic resources or other information that results from any environmental review completed pursuant to the requirements of Chapter 18 or a habitat assessment that is required pursuant to Article 19.10. The contour map shall also include the approximately finished grade contours of all proposed roads, existing drainage channels, roads, culverts, overhead and underground utility lines, wells and springs, major structures, irrigation ditches, utility poles and other improvements in their correct location which may affect the design of the subdivision.

  2. For subdivisions of average lot size of less than one acre, the map shall be drawn to an engineer's scale of one inch equals 50 feet.

  3. For subdivisions of average lot size of one acre or more, the map shall be drawn to an engineer's scale of one inch equals 100 feet.

  4. The contour interval within the subdivision boundaries shall not be greater than two feet; the contour interval outside the subdivision boundaries shall not exceed five feet.

  5. Every fifth contour shall be a heavier weight and labeled. Care shall be exercised in labeling contours to the end that the elevation of any contour is readily discernable.

  6. Contours may be omitted when the lines fall closer than 10 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.

  7. Spot elevations shall be expressed to the nearest 0.1 foot. On comparatively level terrain where contours are more than 100 feet apart, the contours may be omitted and 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.

  8. At least 90% 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, 90% 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.

• D. Other Requirements. The maps shall show:

  1. Slide Areas. The outline of existing slides, slips, sump areas, and areas subject to inundation or avalanche.

2. Paved Edges. The approximate edges of pavements of existing paved roads, driveways and the edges of existing traveled ways, within or adjacent to public rightsof-way and easements or within private common right-of-way.

   3. Property and Easement Lines. Approximate existing property lines and approximate boundaries of existing easements within the subdivision, with the names of owners of record of easements, exclusions, and the properties abutting the subdivision.

   4. Lot and Street Layout. The proposed lot and street layout with a scaled dimension of

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Placer County, CA § 16.12.040

PLACER COUNTY CODE

§ 16.12.050

lots and the minimum, maximum, and average lot area. The corner of a lot adjacent to a street intersection shall be designed with a 25 foot minimum (property line) radius. Where a part of a parcel is used for a driveway, that portion may not be less than 20 feet in width.

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

6. Streets. Street names, widths of streets and easements approximate grade, approximate point of grade change, and radius of curves along property line or center line of each street.

7. Road Sections. Typical road sections shall be referred to as shown in the land development manual.

8. Public and Common Areas. Areas designated for public and/or common purpose.

9. Drainage. Location, approximate grade, direction of flow, and type of facility of existing drainage ways, watercourses, and storm drains. If the requirements of the PCCP apply to a project, the stream system boundary shall also be depicted on the tentative map.

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

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

12. Scales. North arrow and scales for maps, contour interval, and a statement by the engineer as to the map accurately conforming to Section 16.12.040 of the land development manual.

13. Uses. Existing and proposed use of all existing structures.

14. Adjacent Owners. Names of adjacent property owners or subdivision.

15. Cuts and Fills. Approximate toe of fills and top of cuts.

16. Finish Contour Lines. Approximate finish contour lines along roadways.

17. Parking and Access. Parking areas and access solutions for individual lots.

18. LID Features. The low-impact development features to be installed. (Prior code § 19.125; Ord. 5824-B § 8, 2016; Ord. 6042-B § 1, 2020)

Data to accompany the tentative map shall include the following:

• A. General Information. A written statement of general information on the following:

  1. Existing and proposed use of the property;

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Placer County, CA

SUBDIVISIONS

§ 16.12.050

§ 16.12.060

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

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

4. Method of sewage disposal proposed;

5. Plans for draining areas subject to inundation;

6. Other improvements proposed;

7. Map showing approximate construction phasing so that each phase of construction is completed within one construction season;

8. Calculations needed for planned unit developments as to L.U.I., open space, land coverage, and parking, etc.;

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

10. The proposed means that will be used to assure the proper administration and maintenance of common areas and open space.

• B. Stability Report. A report by a civil engineer as to stability of areas in which slides have occurred within or immediately adjoining the proposed subdivision, or in which there is a slide hazard, when specifically requested by the community development/resource agency.

• C. Future Development. When part of a large single ownership area, a sketch showing proposed future development outside the proposed subdivision.

• D. Deed Restrictions. Statement of intent regarding proposed deed restrictions relating to any common, park, or recreation area.

• E. Building Elevations. Elevations of proposed buildings in planned unit developments.

• F. CEQA. An environmental impact report of negative declaration prepared by the county, pursuant to Chapter 18 of this Code.

• G. West Placer and East Placer Storm Water Quality Design Manuals Compliance. Demonstration of compliance with the West Placer and East Placer Storm Water Quality Design Manuals, where applicable.

• H. Placer County Conservation Program (Chapter 19, Article 19.10). Demonstration of compliance with the PCCP including the CARP and the HCP/NCCP. For tentative maps subject to review under the HCP/NCCP and/or the CARP it will be necessary to submit the forms and background data required by Section 19.10.080.

(Prior code § 19.127; Ord. 5373-B, 2005; Ord. 5824-B § 9, 2016; Ord. 5917-B § 5, 2018; Ord. 6042-B § 1, 2020)

In addition to the requirement of Sections 16.12.040 and 16.12.050, tentative maps for subdivisions within the jurisdiction of the Tahoe regional planning agency shall contain or be accompanied by the following information:

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Placer County, CA

PLACER COUNTY CODE

§ 16.12.060

§ 16.12.080

• A. Tree Coverage. 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.

• B. Vegetation Protection Plan. 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.

• C. Water System. The intended water distribution system, the adequacy and approximate location, together with the county water capacity forms defined in Section 16.08.040(E)(7).

• D. Sewers. The approximate location of sewer lines, and the location of connections between sewer lines within the subdivision and the serving sewage entity, together with the county sewer capacity form defined in Section 16.08.040(B).

• E. Drainage at Ultimate Development. 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.

• F. Drainage—Land Development Manual. Methods to be used to convey surface waters to natural drainage courses or drainage systems in accordance with the criteria contained in the land development manual.

• G. CEQA. An environmental impact report or negative declaration prepared by the county, pursuant to Chapter 18 of this Code.

• H. Soil and Coverage. The tentative map and accompanying data shall include:

  1. The location of and area within each soil type;

  2. The amount of land coverage permitted and an itemized tabulation of the land coverage that will result from the construction of the subdivision and improvements within each soil type;

  3. The amount of land coverage available for each lot or parcel (if a lot and block subdivision).

(Prior code § 19.128)

• A. Within five working days after submission of said maps, the planning department shall determine whether the map and accompanying data is in general conformance with the provisions of state law and this chapter. If it is not in compliance, it shall be immediately returned to the subdivider with a written specification of reasons why it does not comply.

• B. If the tentative map and accompanying data are determined by the planning department to be in general compliance with this chapter and state law, the filing date shall be the date of the next regularly scheduled planning commission meeting after preliminary acceptance of the tentative map.

(Prior code § 19.130)

After such maps are preliminarily accepted, the community development resource agency shall

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Placer County, CA

SUBDIVISIONS

§ 16.12.080

§ 16.12.120

forward copies to the public works department, health department, the chief engineer of a sanitary district if the proposed subdivision lies within a sanitary district, the chief of local fire district, the serving school districts, the utility companies serving the area, the Placer Conservation Authority, and other affected agencies. Each such agency or district may submit its written findings and recommendations prior to the development review committee conference. (Prior code § 19.135; Ord. 5373-B, 2005; Ord. 6042-B § 1, 2020)

• A. The development review committee shall consist of representatives constituted, as set out in Section 17.60.060(B), and shall hold a subdivision conference on the tentative map.

• B. The subdivider and all interested agencies shall receive written notice of the meeting at least five days prior to meeting.

• C. The departments of health and public works shall receive copies of the tentative map and accompanying data required by this chapter a minimum of 15 working days prior to the development review committee conference.

• D. following the development review committee conference, a written report shall be prepared and submitted to the planning commission, subdivider and engineer prior to the meeting at which the tentative map shall be considered.

(Prior code § 19.140; Ord. 5373-B, 2005)

Within 50 calendar days after the filing of the tentative map with the planning commission, unless the time is extended with the consent of the subdivider, the planning commission, shall in writing approve, conditionally approve or disapprove the proposed subdivision and shall mail a copy of its report to the subdivider and to each department, agency or to the subdivider and to each department, agency or district to which it distributed a copy of the tentative map. (Prior code § 19.150)

Upon approval of the subdivision, the planning commission shall attach to its approval a list of conditions required of the subdivider which conditions are permitted to be required by state law and the Placer County Code.

(Prior code § 19.160)

• A. Notification. The applicant shall be notified in writing of the decision of the advisory agency.

• B. Term of Approval. Tentative map approval shall be valid for 36 months.

• C. Extensions of Time. Upon application prior to expiration of the tentative map approval, an extension of time not exceeding two years may be granted by the approving authority. Additional two-year extensions may be granted upon application prior to the previous expiration of time. The total number of extensions allowed under this section shall not

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Placer County, CA § 16.12.120

PLACER COUNTY CODE

§ 16.12.130

exceed a total of six years. Prior to the expiration of an approved or conditionally approved tentative map, upon the application by the subdivider to extend that map, the map shall automatically be extended for 60 days or until the application for extension is approved, conditionally approved, or denied, whichever occurs first. If the subdivider seeks extension of a map together with additional land use permits, as defined in Chapter 17, Article 17.04, Section 17.04.030, which permits were processed and approved in conjunction with the map, and which permits are integral to the map, the map and additional permits shall be automatically extended for six months or until the application for extension is approved, conditionally approved, or denied, whichever occurs first. The maximum extension period for said additional permits shall be governed by Chapter 17. Absent a timely filing of the final map, failure to record a final map prior to the expiration date or extended expiration date of the tentative map shall terminate all approvals and proceedings and a new application shall be necessary. The approving authority shall apply conditions in approving an extension of time application to meet current board approved ordinances and standards in effect at the time of granting the time extension.

failure to record a final map prior to the expiration date or extended expiration date of the tentative map shall terminate all approvals and proceedings and a new application shall be necessary. The approving authority shall apply conditions in approving an extension of time application to meet current board approved ordinances and standards in effect at the time of granting the time extension.

• D. Timely Filing. Delivery of the final map and all attendant plans and documents required, in accordance with the conditions of approval, to the county surveyor's office prior to the tentative approval expiration date shall be deemed a timely filing, subject to the approval of the county surveyor. Once a timely filing has been made, subsequent actions of the county, including, but not limited to, processing, approving and recording may lawfully occur after the date of expiration of the tentative map for a period not to exceed 60 days from said expiration date. If the final map has not been approved by the board of supervisors prior to the expiration of the 60 day period, all processing will cease in the county surveyor's office and the tentative approval will be deemed to have expired. In the event an extension of time application has been filed prior to the tentative map expiration date, extension of time processing shall commence. Once the timely filing period has expired, a final map will not be allowed to record until the extension of time has been approved and any additional conditions imposed as a result of that process have been satisfied.

• E. Permit Coordination with the Placer County Conservation Program. Any authorization extended to the project pursuant to Article 19.10, Section 19.10.120 shall run concurrent with the time limits imposed on the tentative map. The requirements of this section for the exercising of permits and processing of extensions of time shall also apply to authorizations extended to the project pursuant to Article 19. 10. Such authorizations shall expire when the tentative map has expired. When an extension of time has been granted for a tentative map, authorizations extended to the project pursuant to Article 19.10 shall also be extended as originally approved unless those authorizations are modified in accordance with Article 19.10.

(Prior code § 19.165; Ord. 5006-B, 1999; Ord. 5821-B § 1, 2016; Ord. 6042-B § 1, 2020)

• A. Following approval of the tentative map by the planning commission, the subdivider may prepare and submit to the community development/resource agency improvement plans which must conform to the land development manual. The improvement plans shall include detailed plans which comply and incorporate all conditions attached to the tentative map approval, such as grading and landscaping plans, and shall be accompanied by the plan check fee, engineer's estimate, and preliminary progress schedule.

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Placer County, CA

• C. The inspection fee shall be paid prior to the county's endorsement of the plans. (Prior code § 19.170; Ord. 5373-B, 2005)

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Placer County, CA

SUBDIVISIONS

§ 16.16.010

§ 16.16.010