Portola Valley Municipal Code Ch. 17.20 Tentative Maps

The subdivider shall cause the tentative map to be prepared by a registered civil engineer or licensed land surveyor. The tentative map shall be in full compliance with the requirements of this title. The tentative map shall be clearly and legibly drawn. The map shall be eighteen inches by twenty-six inches in size and to a scale of one inch equals one hundred feet unless the town engineer or town planner finds that a larger size map and/or larger scale will facilitate review by the town of the proposed subdivision.

(Ord. 1967-71 § 1 (7632.2), 1967)

The map shall contain the following information:

A. The tract name and number;

B. Date of preparation;

C. North point;

D. Scale;

E. Names, addresses and telephone numbers of record owner and subdivider;

F. Name and address of the person who prepared the map, and the registration or license number of engineer or surveyor;

G. Subdivision boundaries and acreage to the nearest one-tenth acre;

H. Locations, names and present widths of adjacent streets;

I. The names and numbers of adjacent subdivisions showing lot and block or parcel numbers for adjoining lots and the names of owners and parcel numbers of other adjacent land;

J. Location of proposed streets and highways as shown on any precise plan;

K. The locations and widths of the streets and ways in the proposed subdivision, and names in accordance with adopted policy of the planning commission;

L. The locations, width and nature of all existing and proposed riding and hiking trails, pedestrian, and cycling paths in the subdivision.

M. Existing and proposed contours of property, existing and proposed elevations at all lot corners, and grades of proposed streets and drainage facilities. The contour interval in feet used shall not exceed one-half the average percent of slope of the land to be subdivided; and, where necessary to properly show flatter portions of the land, half interval contours shall be inserted drawn in a manner to make them easily distinguishable from the whole interval contours. Ninety percent of all contours shall be accurate within one-half contour interval and all contours shall be accurate within one contour interval. The town engineer may require greater or lesser contour intervals when he deems it necessary to adequately portray topographic conditions. In cases where the effective use of the lands to be subdivided necessitates extensive cuts and fills for streets, the proposed grading shall be clearly shown by means of both contour lines and supplementary cross-sections through such cuts and fills. The person preparing the tentative map shall indicate the source of the topographical information;

N. The location and size of existing and proposed storm drains, sanitary sewers, gas and water lines, the location of existing fire hydrants, power and telephone lines and other public utilities, and the approximate widths and locations of all easements required for same and any other existing easements;

O. Approximate centerline or property line radii of all curves on streets or highways;

P. Lot lines, approximate dimensions of all lots, and the area of each lot given to the nearest one-tenth of an acre;

Q. Block numbers in consecutive sequence;

R. Lot numbers in consecutive sequence, within each block;

S. Location and outline to scale of existing and proposed building sites, driveways, septic tanks and accessory drainfields, fences, retaining walls, stables, pools, and other structures with an indication of whether they are to remain or be removed. Distances between buildings, and buildings and property lines shall also be shown;

T. Approximate location of areas subject to inundation or flooding lakes or marshes, and the location, width and direction of flow of all water courses;

U. Proposed public areas, conservation easements, and all other existing and proposed easements;

V. The outline of groves of trees and the location of all individual trees with a trunk diameter of twelve inches or greater standing within the boundaries of the subdivision, and other vegetative cover, except that individual trees need not be shown when they lie within areas shown as groves within proposed conservation easements or, subject to approval of the town planner, other areas not to be developed;

W. The location of any historic resource as identified in the historic element of the general plan;

X. A blank space of eighty square inches in area, of suitable shape for certificates, conditions and approvals, and other similar matters;

Y. Such other information as may be required by the planning commission.

(Ord. 1997-303 § 1, 1997; Ord. 1994-276 § 3 (part), 1994; Ord. 1979-168 § 3 (part), 1979; Ord. 1967-71 § 1 (7632.4), 1967)

The following statements and materials shall accompany each copy of the tentative map:

A. A key map showing the location of the proposed subdivision;

B. An aerial photograph at a scale of not less than one inch equals four hundred feet showing the approximate subdivision boundaries, streets and lot lines of the proposed subdivision for subdivisions creating five or more parcels;

C. Profiles drawn to scales to show clearly all details thereof showing center line, existing ground and finished grade elevations of all streets, highways, ways, trails, sanitary sewers and storm drains in the subdivision. Profiles other than center line shall be shown if requested by the planning commission. All elevations shall be indicated to the nearest one foot and shall be referred to mean sea level datum, as established by the United States Coast and Geodetic Survey or to elevations or bench marks as established by the town engineer;

D. Typical cross sections of all streets, and, when required, details of berms, curbs, gutters, walks, trails, and other improvements, drawn to scale to show clearly all details thereof;

E. Existing use of land;

F. Proposed use of the land with a statement of the respective proportions of the total area of the subdivision represented by each;

G. Source of water supply and general outline of proposed water system;

H. Provisions for drainage and flood control;

I. Method of sewage disposal as prescribed by Section 17.48.020;

J. Statement as to tree and other vegetation planting plan;

K. Statement of the improvements proposed to be made or installed by the subdivider, and the time at which such improvements are proposed to be made or completed;

L. Statement of the improvements proposed to be made or previously installed by the private utility company or public agency, and the time within which such improvements are proposed to be made or completed, and statements from such private utilities or public agencies as to the adequacy of the rights-of-way or easements proposed;

M. Statement from a competent title company giving the names of record owners of the land proposed for subdivision, and all existing easements and other reservations, restrictions or covenants of record affecting the land;

N. Proposed conditions, restrictions, or covenants;

O. Prior to filing the tentative map the subdivider shall have a preliminary soils report prepared by a registered civil engineer; a report of an engineering geologist shall also be submitted unless waived by the town geologist;

P. The subdivider shall have a qualified person satisfactory to the health officer perform percolation tests as required by the health officer if part or all of the proposed subdivision is to be served by septic tanks. The planning commission may permit such percolation tests to be made at a later time, but prior to the filing of a final map, if it finds that testing prior to the approval of the tentative subdivision map is not in the public interest or presents undue practical difficulties to the subdivider; in such case planning commission approval shall be null and void if the percolation tests yield results unsatisfactory to the health officer;

Q. Draft Environmental Impact Report if required by the town staff after review of initial study presented in support of the preliminary map. The draft Environmental Impact Report shall be prepared in accord with the provisions of the town guidelines for implementing the California Environmental Quality Act;

R. Such other information as may be required by the planning commission.

S. Lot corners, property corners, the boundaries of any open space easements, and the centerlines of roads, trails and paths shall be staked and flagged in the field. Trails and paths flags shall be of a distinctive color. Six copies of the tentative subdivision map shall be submitted showing the location of the stakes.

(Ord. 1997-303 § 2, 1997; Ord. 1979-168 § 3 (part), 1979; Ord. 1967-71 § 1 (7632.8), 1967)

A. A subdivider wishing to file a tentative map shall submit two copies of the map, required information in support of the map including draft Environmental Impact Report if required based on preliminary map review, and required fee and deposit to the secretary of the planning commission. The secretary shall receive such maps and information and refer one complete set of materials forthwith to the town planner for review in regard to completeness and adequacy of information as required by the subdivision ordinance and the town's guidelines for implementing the California Environmental Quality Act. Within fourteen days of receipt of the materials by the town, the town planner shall review the information and report to the secretary regarding adequacy and completeness of information submitted. If the information is complete and adequate, the secretary shall request fourteen or more additional copies of the map and accompanying materials. If the information and materials are not complete, the secretary shall advise the subdivider in writing of the specific areas of inadequacy or incompleteness. Revised materials submitted by the subdivider in response to this notice shall be submitted and reviewed for adequacy and completeness in the manner specified above for the initial submittal. When the information is complete and adequate, the secretary shall request the necessary additional copies of materials from the subdivider.

B. The planning commission secretary shall notify the subdivider in writing that the materials are complete and adequate. On the date all requested copies of complete materials are received by the secretary, the secretary shall accept the tentative map for filing and set the map for hearing by the planning commission at a regular meeting within forty days.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7632.6), 1967)

All notices for public hearings before the planning commission and town council shall comply with the following requirements:

A. Notice of the hearing shall be mailed or delivered at least ten days prior to the hearing to the following:

1. The owner of the subject real property or the owner's duly authorized agent and the project applicant, all by certified or registered mail;

2. Each local agency expected to provide water, sewerage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected;

3. All owners of real property as shown on the latest equalized assessment roll within three hundred feet of the real property that is the subject of the hearing. In lieu of utilizing the assessment roll, records of the county assessor or tax collector which contain more recent information than the assessment roll may be used.

B. The notice shall also either be:

1. Published pursuant to Section 6061 of the Government Code in at least one newspaper of general circulation within the town at least ten days prior to the hearing; or

2. Posted at least ten days prior to the hearing in at least three public places within the boundaries of the local agency, including one public place in the area directly affected by the proceeding.

C. The notice shall include the date, time and place of the public hearing, the identity of the hearing body, a general explanation of the matter to be considered, and a description in text or diagram of the real property, if any, that is the subject of the hearing.

(Ord. 1988-230 § 2 (Exh. A) (part), 1988: Ord. 1967-71 § 1 (7633.0), 1967)

Within five days of the acceptance of the tentative map for placement on the planning commission agenda, the secretary of the planning commission shall transmit a copy of the map together with accompanying data to all members of the subdivision committee, a designated member of the traffic committee, and to each interested public agency or utility company, and provided further, the secretary of the planning commission shall set a date for hearing by the subdivision committee not later than five days following the date the secretary has accepted the map for filing and shall notify the subdivider or his representative of the date of the hearing. The secretary shall distribute copies of any required draft Environmental Impact Report on the tentative map in accordance with the provisions of the town guidelines for implementing the California Environmental Quality Act. The subdivider will be responsible for providing necessary copies of the draft Environmental Impact Report for such distribution. Within ten days of acceptance of the tentative map for filing the secretary shall, pursuant to Section 66455.7 of the State Map Act, send notices of the filing of the map to the governing boards of the local elementary and high school districts.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.2), 1967)

The secretary shall set a date for a field trip to the proposed subdivision for members of the subdivision committee and the applicant. The field trip shall be scheduled to be held no later than seven days prior to the subdivision committee meeting. At the request of staff members or town committees, the secretary shall arrange for additional field trips as necessary.

(Ord. 1997-303 § 3, 1997)

Each of the public agencies, departments, designated commissions or committees, municipalities, districts and/or public officials and the utility companies shall submit to the planning commission written reports of its findings and recommendations on a tentative map at least three days prior to the scheduled meeting of the subdivision committee. The failure of any officer, department, commission, committee, municipality, district or agency to report within the foregoing time shall be interpreted to indicate that the proposed subdivision will not adversely affect any matter of concern to or under the jurisdiction of such officer, department, commission, committee, municipality, district or agency.

(Ord. 1967-71 § 1 (7633.4), 1967)

The town planner shall submit a report in duplicate on:

A. The conformance of the proposed subdivision with the general plan of Portola Valley and any relevant specific plans which may have been adopted;

B. The conformance of the proposed subdivision to existing and proposed zoning regulations for the area;

C. The design of lots, circulation facilities and other features with relation to:

1. Adopted town policies,

2. The character of the land and the general environment of the proposed subdivision,

3. Design standards of this title;

D. Numbering of lots and blocks;

E. Distances of existing buildings in relation to each other and lot lines;

F. Street and subdivision names;

G. Need for conservation easements, trail easements, and bicycle path easements.

(Ord. 1967-71 § 1 (7633.41), 1967)

The town engineer shall submit a report in duplicate on:

A. The improvements required under provisions of Chapter 17.52;

B. Adequacy of easements required for public improvements, utilities, and drainage;

C. Effect of the proposed subdivision and any proposed grading in connection therewith on drainage in the general area, adequacy of proposed methods of handling drainage and storm water runoff proposed by the subdivider, necessary erosion control measures during and after grading;

D. Effects of the proposed subdivision on other public improvements under the jurisdiction of the town engineer;

E. Required grading and/or maintenance bonds.

(Ord. 1967-71 § 1 (7633.42), 1967)

The health officer shall submit a report in duplicate on:

A. Adequacy of water supply for domestic purposes;

B. Adequacy of sewage disposal system proposed;

C. Other matters related to the proposed subdivision which may affect the public health.

(Ord. 1967-71 § 1 (7633.43), 1967)

The fire chief shall submit a report in duplicate on:

A. The adequacy of access for emergency vehicles;

B. Location of fire hydrants and adequacy thereof;

C. Adequacy of water supply for fire protection purposes;

D. Other matters affecting fire safety and fire protection, including any temporary fire protection measures needed during the development of the subdivision.

(Ord. 1967-71 § 1 (7633.44), 1967)

The architectural and site control commission member shall cause the commission to review the proposal and shall report the recommendations or comments of the commission on:

A. Visual aesthetics of the subdivision and aesthetic relationships between the subdivision and the surrounding area;

B. Adequacy of building sites and designation of those sites which will require special review when building permits are applied for;

C. Appropriateness of lot lines and street layout;

D. Driveway layouts;

E. Grading and drainage designs.

(Ord. 1967-71 § 1 (7633.45), 1967)

The conservation committee member shall cause the committee to review the proposal and report the recommendations or comments of the committee on:

A. Preservation of the native vegetation and needed additions to it;

B. Preservation of open space;

C. Preservation of wildlife;

D. Outdoor park and recreation facilities and trails, paths and scenic stops. The committee shall specifically comment on such facilities in terms of the proposed subdivision's conformance with the general plan and any specific plans which may have been adopted;

E. Other matters concerning the harmony of the proposed development and the natural environment.

(Ord. 1979-168 § 3 (part), 1979; Ord. 1967-71 § 1 (7633.46), 1967)

The town geologist shall submit a report in duplicate on:

A. Conformance of the proposed subdivision with town's map, "movement potential of undisturbed ground."

B. Required grading.

C. Adequacy of building sites and designation of those sites which will require special foundation or other review when building permits are applied for.

D. Drainage.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.47), 1967)

The trails committee member shall cause the committee to review the proposal and report the recommendations or comments of the committee on:

A. Conformance of any proposed trail and/or path improvements with the trails and paths standards of the town;

B. Routing and design of proposed trails and/or paths with regard to any potential problems of improvement and/or use;

C. Procedures for locating proposed trails and/or paths in the field and subsequent construction and dedication.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.47), 1967)

For applications involving properties with historic resources, as identified in the historic element of the general plan, the town historian shall review the proposal and submit a report on:

A. Conformance of the proposed subdivision with the historic element of the general plan of Portola Valley;

B. Recommendations for the preservation of the historic resource.

(Ord. 1994-276 § 3 (part), 1994)

Town officers administering this title may engage the services of professional technical consultants including, but not limited to, soils engineers, foresters, landscape architects, architects, and noise specialists, to advise in the review of subdivision plans, and may charge the cost of such services to the applicant in accordance with Section 17.64.020.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.49), 1967)

A. On the date set for consideration of the tentative map, the subdivision committee shall hear the reports and recommendations of the members of the subdivision committee, and shall hear the comments and opinions of the subdivider and of his engineer and such other officers and agencies as have been requested to report.

B. After giving due consideration to all such reports, recommendations, comments and opinions, the subdivision committee shall prepare its findings and recommendations. At least five days prior to the planning commission hearing, the town planner, on behalf of the subdivision committee, shall cause a report to be prepared and transmitted to the planning commission and subdivider. The report shall detail wherein the proposed subdivision does or does not conform with the requirements of this title.

(Ord. 1988-230 § 2 (Exh. A) (part), 1988: Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.50), 1967)

A. The planning commission shall review the report and recommendations of the subdivision committee and if compliance with this title is found, shall approve or conditionally approve the map within fifty days after the acceptance for filing of the map, unless such time is extended by agreement with the subdivider. If an Environmental Impact Report (EIR) is required for the subdivision, the action to approve or deny the subdivision shall be taken within forty-five days following certification of the EIR. If the planning commission finds that the map does not meet the requirements of this title, it shall disapprove or conditionally approve the map within the time. In case of conditional approval, the commission shall require such changes as are necessary to secure compliance with this title unless specific exceptions have been granted or recommended pursuant to Section 17.56.010. The tentative map shall be revised prior to final approval if the commission finds such changes necessary to clearly portray the approved design of the subdivision. A record of the planning commission action shall be certified on three copies of the tentative map and these certified copies distributed as specified in Sections 17.20.240 and 17.20.250.

B. The planning commission shall deny approval of a tentative map if it makes any of the following findings:

1. That the proposed map is not consistent with the general plan, any specific plans, and Title 18 of this code;

2. That the design or improvement of any proposed subdivision is not consistent with the general plan, any specific plans, and Title 18 of this code;

3. That the site is not physically suitable for the type of development;

4. That the site is not physically suitable for the proposed density of development;

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems;

7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the planning commission may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This paragraph shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction.

(Ord. 1997-303 § 4, 1997; Ord. 1994-276 § 2 (part), 1994; Ord. 1988-230 § 2 (Exh. A)(part), 1988; Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.6), 1967)

A tentative map approved pursuant to Section 17.20.180 shall become effective sixteen days following approval unless the council elects to review the map pursuant to Section 17.20.270, or unless the approval is appealed pursuant to Chapter 17.60.

(Ord. 1989-245 § 2 (Exh. B)(part), 1989)

The planning commission shall refuse to approve a tentative map when the only practical use which can be made of the property proposed to be subdivided is a use prohibited by ordinance or law, or if the property as it is proposed to be used is deemed unhealthful or unfit for human habitation or occupancy by the health officer.

(Ord. 1967-71 § 1 (7633.61), 1967)

A Pursuant to Section 66477 of the Government Code, and in conformity with the recreation element, and the park and recreational facilities standards and principles in the Portola Valley general plan, as adopted, and as may be amended, or to any general plan that may hereafter be adopted by the town, a subdivider, as a condition of approval of a final subdivision map, shall dedicate land, pay a fee in lieu thereof, or both, at the option of the town, for park or recreational purposes according to the standards set forth in this section. The dedication of easements shall not be construed as complying with the requirements of this section.

1. For subdivisions containing fifty lots or less, the subdivider shall pay a fee determined by multiplying .005 times the land value per acre times the projected number of new residents of the subdivision. The average size of household used to estimate the projected number of residents shall be taken from the most recent federal census or a census taken pursuant to Chapter 17, commencing with Section 40200, of Part 2, Division 3, Title 4 of the Government Code of California. The fee shall be based on the market value of the land in the subdivision at the time of approval of the final subdivision map as determined by an appraiser retained by the town and paid from a deposit made by the subdivider. The subdivider may, if he desires, and with the concurrence of the planning commission, dedicate five percent of the total land area rather than pay the fee. However, the planning commission must find that such land conforms with provisions of paragraph A(3) of this section.

2. For subdivisions of more than fifty lots, the subdivider shall dedicate an amount of land determined by multiplying .005 acres times the projected number of residents of the subdivision or pay a fee, or both, in such ratio as the planning commission deems most desirable. The bases for projecting the number of residents of the subdivision and determining the market value of land shall be as stipulated in paragraph A(1) of this section.

3. All land to be dedicated for park or recreational purposes must be found to be suitable by the planning commission as to location, parcel size and topography for the park and recreation purposes considered desirable by the planning commission, and such may include land for any of the following, or other park and recreational purposes, as approved by the planning commission and provided for in the general plan:

a. Neighborhood preserves and neighborhood parks;

b. Community preserves and community parks;

c. Parkways and greenways;

d. Areas of particular natural beauty, including open space preserves, wooded conservation areas, residential open space preserves to be developed or left in their original state.

4. Land to be dedicated may include all of a proposed park and/or recreational facility, or may include only part of a facility. Such partial dedication may be added to by public land purchase or by dedication of additional land on adjoining property whether or not owned by the subdivider.

B. At the time of approval of the final subdivision map, the town shall specify when development of the park or recreational facility shall begin.

(Ord. 1991-264 § 1, 1991; Ord. 1983-196 § 1, 1983: Ord. 1979-168 § 3 (part), 1979; Ord. 1967-71 § 1 (7633.62), 1967)

The planning commission may, as a condition of approval of the tentative map, require the subdivider to offer to dedicate a school site to a school district which maintains an elementary school under the terms and conditions set forth in Section 66478 of the Government Code.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.63), 1967)

Fifteen percent of the lot in a subdivision shall be developed for affordable housing, as defined in Section 18.04.055 of this code. The subdivider shall transfer these lots to the town and the town will seek an appropriate subdivider to construct the affordable housing. Alternatively, the subdivider, at the town council's discretion, may retain said lots and develop them for affordable housing subject to all provisions of this section. The subdivider shall provide to the inclusionary lots all subdivision improvements required by this section, and these lots shall be developed as a part of a PUD pursuant to Chapter 18.44 of this code. Deed restrictions approved by the town shall be placed on all inclusionary lots and/or units developed on these lots to ensure continued affordability of the lots and/or units. In calculating the number of inclusionary lots to be provided, a fraction of a lot shall be rounded up to a whole lot; provided that the subdivider may, at the subdivider's option, provide to the town an in-lieu fee for any fractional lot. The amount of such in-lieu fees shall be set out in guidelines established by the town. The in-lieu fees shall be placed in a special housing fund for use solely for affordable housing. The town may waive an in-lieu fee if the subdivider agrees to build a number of affordable housing units acceptable to the town. Any subdivider subject to this section shall receive a density bonus of ten percent notwithstanding the provisions of Chapter 18.50. The procedures for calculating the density bonus shall be set out in guidelines established by the town.

(Ord. 1997-294 § 1, 1997: Ord. 1991-262 § 1, 1991)

The planning commission may, as a condition of approval of the tentative map, require the subdivider to offer to dedicate land for fire stations, libraries, or other public uses subject to the conditions of Section 66479 of the State Map Act.

(Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7633.64), 1967)

The planning commission or town council may require the reservation of lands for public use pursuant to Sections 66479 through 66482 of the Government Code.

(Ord. 1988-230 § 3 (Exh. B) (part), 1988)

The time limit for acting and reporting on a tentative map may be extended upon mutual consent of the subdivider and the planning commission. Such time limit extensions shall be for periods of not to exceed sixty days unless a longer period of time is specifically consented to by the planning commission.

(Ord. 1967-71 § 1 (7633.8), 1967)

Notice of approval, disapproval or conditional approval shall be reported in writing to the subdivider. In addition, notice of approval or conditional approval shall be reported in writing to the council along with six copies of the approved tentative map and conditions of approval. The report to the subdivider shall be accompanied by a certified copy of the approved tentative map. One certified copy of the tentative map and accompanying data and reports thereon shall remain in the permanent files of the planning commission and one certified copy of the map and the planning commission report thereon shall be transmitted to the town engineer. If the approved tentative map varies considerably from the submitted tentative map, the subdivider shall prepare and submit new copies as approved for certification.

(Ord. 1967-71 § 1 (7634.0), 1967)

A copy of the tentative map shall be sent to the Real Estate Commissioner of the state, together with the certification of action taken thereon by the planning commission.

(Ord. 1967-71 § 1 (7634.2), 1967)

In the event the subdivider wishes to appeal the decision of the planning commission on the tentative map of the proposed subdivision, the procedure as provided in Section 17.60.020 shall be used.

(Ord. 1967-71 § 1 (7634.4), 1967)

A. If the council determines within ten days of a planning commission action, or at its next meeting, whichever is later, that because of some specific reason the planning commission action should be reviewed, the council shall set a hearing to be held within thirty days and the town clerk shall give notice to the subdivider of the date when the action of the planning commission will be reviewed. The council shall consider the reports transmitted by the planning commission, and testimony by the subdivider, planning commission and other interested parties. The council shall record its findings and act on the tentative map by resolution within such thirty-day period and shall report its action to the subdivider, the planning commission, the town engineer, and, if the action of the commission is modified or overruled, to the public and private agencies and/or utilities to which copies of the tentative map were transmitted.

B. In case the planning commission fails to act on any tentative map within the time limits specified by law and this title, the town council shall consider such tentative map, following procedure provided for the review of planning commission action.

(Ord. 1989-245 § 2 (Exh. B) (part), 1989: Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7634.6), 1967)

Any revised tentative map or portion thereof filed as a condition of approval or otherwise shall comply with the requirements in effect at the time such revised map is considered by the planning commission. Such revised tentative map or portion thereof shall show all of the information and requirements of Sections 17.20.020 and 17.20.030 insofar as any changes that may have been made therein. The approval or conditional approval by the planning commission of any revised tentative map shall supersede previous decisions thereof only to the extent of the changes under consideration.

(Ord. 1967-71 § 1 (7634.8), 1967)

When any change is made by the subdivider in the statements given pursuant to Sections 17.20.020 and 17.20.030 such change shall be submitted to the planning commission in writing and approved by it prior to the recordation of the final map.

(Ord. 1967-71 § 1 (7635.0), 1967)

Any subdivider or record owner of property upon which a tentative map has been filed may withdraw such map at any time prior to the action thereon by the planning commission. Notice of such withdrawal shall be made to the planning commission in writing. Upon receipt of such notice the planning commission shall notify each officer, department, commission, committee, municipality, district, agency or utility company from which a report was requested when the tentative map was filed. Upon the completion of such notification by the planning commission the tentative map shall have been officially withdrawn. No refund in filing fee for any such map withdrawn shall be made.

(Ord. 1967-71 § 1 (7635.2), 1967)

Within twenty-four months after approval or conditional approval of the tentative map the subdivider may cause the subdivision or any part thereof to be surveyed and a parcel or final map to be prepared as specified by the conditions of approval of the tentative map, and filed with the town engineer with the prescribed fees and deposits. Any failure to record a parcel or final map within the time limits specified or any extension thereof granted pursuant to Section 17.20.320 shall terminate all proceedings. Before a parcel or final map may thereafter be recorded, a new tentative map shall be submitted. The survey and parcel or final map shall be made by a registered civil engineer or licensed land surveyor. The final map shall conform with the tentative map as approved and shall comply with all provisions of this title and the Subdivision Map Act.

(Ord. 1985-209 § 3, 1985: Ord. 1967-71 § 1 (7635.4), 1967)

A. The planning commission may grant an extension of time not exceeding three years beyond the twenty-four months allowed for the recording of the parcel or final map. Any application of a subdivider for such extension of time shall be made in writing to the planning commission not less than thirty days prior to the expiration of the twenty-four months allowed. In granting such extension of time, the planning commission may require compliance with the requirements in effect at the time such extension is considered by the planning commission.

B. Where a subdivider is subject to a requirement of one hundred thousand dollars or more for public improvements outside the boundary of the subdivision or where a development agreement is in effect, extensions for recording a parcel or final map may be granted in accordance with Section 66452.6 of the Government Code.

(Ord. 1988-230 § 2 (Exh. A) (part), 1988: Ord. 1985-209 § 4, 1985: Ord. 1979-168 § 3 (part), 1979: Ord. 1967-71 § 1 (7635.6), 1967)