Chapter 17.20 — TENTATIVE MAPS

The purpose of this chapter is to provide criteria for the preparation, processing, and consideration for approval or denial of a tentative parcel map or tentative map where required by Chapter 17.12, Maps Required, and the Subdivision Map Act. For the purpose of this chapter, all references to "tentative map" shall apply equally to a "tentative parcel map" unless specifically stated otherwise.

(Ord. No. 2469, § 5, 11-2-2010)

Prior to the submittal of a tentative map, the subdivider is encouraged to consult with staff of the planning division, public works department, Redding Electric Utility, and fire department as needed for technical input, which would prove helpful in refining the preliminary design of the project. Preliminary sketches of the subdivision may be submitted and discussed. For large projects or those projects facing complicated development issues, submittal of a formal preapplication is advised to allow a more comprehensive preliminary review and to help define specific development and environmental issues that will need attention and/or special study when processing the actual application.

(Ord. No. 2469, § 5, 11-2-2010)

An application for a tentative map shall be filed with the planning division in a form prescribed by the director and shall be accompanied by the following items:

1.

A tentative map prepared in accordance with the requirements of this chapter as are further defined in the following section. One full-size reproducible copy of the tentative map sheet(s) and one reduction to eleven

inches by seventeen inches shall be provided. Twenty-five additional copies of the tentative-map set in a printed format or digital data files as determined appropriate by the director.

2.

Subdivision data sheet.

3.

Other information determined necessary by the director for a particular project to determine compliance with this code, the Subdivision Map Act, and CEQA. The number of copies provided for each required item shall be also be as determined by the director to allow efficient distribution and processing of the application.

4.

Evidence of the ability to obtain any required permits from other responsible agencies that are critical to support the project, including, but not limited to, access, water service, well, and/or septic permits as may be applicable and as determined appropriate by the director.

5.

A preliminary title report prepared by a licensed title insurance company, current within forty-five days of the date of application.

6.

Application processing fee.

(Ord. No. 2469, § 5, 11-2-2010)

17.20.040 - Tentative map format and content.

A.

Tentative Map Format. The basic format for a tentative map shall consist of one or more sheets of equal size. The map sheet(s) shall not exceed twenty-four inches by thirty-six inches. The scale of the tentative map shall be a standard engineer scale no smaller than one inch equals one hundred feet. Scale used must efficiently depict the project site and the pertinent site features required by this section. Where multiple sheets are used, one reproducible map of a scale necessary to show the entire subdivision project on a single twenty-four-inch by thirty-six-inch sheet shall also be provided. Where the size and characteristics of a project site dictate, the director may require an additional composite map to be provided at a size other than delineated above.

B.

Tentative Map Content. Tentative maps shall include the following information in a clear and competent manner:

Date, north arrow, and scale.

2.

Application number and subdivision name (if proposed by subdivider).

3.

Name and address of the legal owner(s) and subdivider.

4.

Name, business address, phone number and registration number of the civil engineer or licensed land surveyor responsible for preparation of the map in accordance with state requirements.

5.

A location map showing the general location of the subdivision project in relation to the surrounding community.

6.

City-limit lines bordering the subdivision.

7.

Adjoining lot lines, assessor's parcel numbers, and property-owner names labeled for the land bordering the subdivision.

8.

Statements with the following information:

a.

Total and phased unit/lot count.

b.

Gross acreage of the proposed subdivision to the nearest tenth of an acre.

c.

Gross acreage for all areas containing slopes exceeding twenty percent and/or areas covered by a regulatory floodplain.

d.

Gross acreage for all areas proposed for public or private parkland or other primary recreational purposes.

e.

Net-developable acreage of the subdivision site remaining when subtracting slopes exceeding twenty percent and floodplains.

f.

Existing and proposed use or uses of the property.

g.

General plan and zoning designations, and the proposed residential density.

h.

Utility providers for water supply, wastewater disposal, electrical service, gas, and communication utilities.

9.

The overall boundary of the subdivision, limits, and configuration of existing parcels.

10.

Phasing of development for major subdivisions, if proposed, to support the filing of more than one final map.

11.

The layout and dimensions of each lot and the square footage (or percentage of an acre) of each lot. In those instances where a portion of a lot is proposed to be encumbered by a slope exceeding twenty percent and/or a regulatory floodplain, both the gross and net developable acreage shall be provided. Each proposed lot shall also be lettered or numbered in a rational sequence for identification.

12.

The location of existing lot lines proposed to be eliminated or modified by the subdivision.

13.

The locations, widths, and grades of all roads, streets, and highways in the proposed subdivision which are to be offered for dedication. When an existing street is proposed for extension, the existing street name shall be provided; where a new street is proposed, generic name labeling, such as "Street A," shall be included. The typical sections of the proposed street improvements shall also be provided.

14.

The locations, names, and widths of all existing adjoining streets and highways.

15.

The widths, locations, and purposes of all existing and proposed easements, including those necessary for off-site access and utility extension.

The location of any existing rights-of-way or easements proposed for abandonment.

17.

The location, type, and size of all existing and proposed public utilities. Any proposed off-site utility connections shall be shown. Where deemed necessary by the director, preliminary engineering design may be required to verify that the proposed system(s) will be functional.

18.

Land-elevation contours and notations shall be provided as follows:

a.

The standard contour interval shall be two-foot, labeled at ten-foot contours. A contour interval of one foot may be required at the discretion of the director for a subdivision site with level to gentle-sloping terrain and/or where greater topographic detail is necessary to facilitate subdivision review.

b.

Areas with slopes exceeding twenty percent shall be identified.

c.

Contours of adjacent land shall also be shown whenever the surface features of the land affect the design and/or improvement of the proposed subdivision.

d.

The source of contour data shall be noted.

19.

The location and direction of flow of all watercourses and natural drainage swales. If jurisdictional waters are known to exist and have been surveyed on the site, the general limits of the jurisdictional waters shall be shown.

20.

The location of all floodway, flood-fringe, and any other special flood-hazard areas subject to inundation from a one hundred-year-storm event shall be depicted on the tentative map. Base flood elevations as determined by FEMA and/or a hydrologic study approved by the city shall be provided at one-hundred-foot intervals along affected watercourses.

21.

The outline of any existing buildings to remain in place and their locations in relation to the existing or proposed streets and lot lines. The locations of any wells, septic tanks, leach fields, and underground storage tanks shall also be delineated.

22.

A preliminary grading plan showing all proposed cut-and-fill slopes over two feet in height or depth and the approximate finished elevation of each graded lot. The estimation of cut-and-fill quantities/volume shall also be provided.

23.

The location of all candidate trees or tree groups in accordance with RMC Section 18.45.070.B.

24.

Delineation of any proposed "remainder parcel." If a remainder parcel is proposed, the subdivider must provide a written statement with submittal of the application that the remainder parcel is not intended for any sale, lease, or financing, in accordance with Section 17.12.050.

25.

Any other information deemed necessary by the director to make a determination of application completeness.

C.

Subdivision Design. The overall design of a subdivision as depicted on a proposed tentative map must be consistent with the subdivision design and improvement standards specified in Chapter 17.60 and Section 17.70.020, the general plan, and applicable zoning development standards. Where modification(s) to an established design or improvement standard is desired by the subdivider to support a custom project design, such a request must be formally included, along with the tentative map application, including any necessary joining applications, such as a subdivision modification as provided in Section 17.04.100, zoning change or variance, general plan amendment, planned-development plan, or condominium plan.

(Ord. No. 2469, § 5, 11-2-2010)

17.20.050 - Determination of complete application.

A.

Staff Review. Following submittal, an application for a tentative map shall be examined by the planning division and other appropriate city departments to determine whether it contains all required information as outlined in this chapter. No later than thirty days following submittal of the application, the subdivider shall be notified in writing whether it is complete or incomplete. If the application is determined to be incomplete, the subdivider shall be advised of the specific items and information needed to complete the application.

B.

Termination of Incomplete Applications. After six months have passed since the date of notification of incompleteness, processing of an incomplete application may be terminated and the file closed if it is determined by the director that no serious effort is being made by the subdivider to complete the application and/or pursue the project. Prior to terminating the application, the subdivider shall be given a

written thirty-day notice and allowed reasonable opportunity to communicate with city staff on the reasons behind delays to the project.

(Ord. No. 2469, § 5, 11-2-2010)

As part of the processing of a tentative map application, the planning division shall route copies of the tentative map, together with accompanying data to such public agencies, utility companies, and city departments as may be concerned or involved in the project. Each of the public agencies, utilities, and city departments shall be allowed twenty working days from receipt of a copy of the tentative map to provide written comments and recommendation to the planning division. The initial subdivision review and comment period provided by this section shall be in addition to subsequent review and notification of the project's environmental determination and documentation as required by CEQA.

(Ord. No. 2469, § 5, 11-2-2010)

Consideration for approval or denial of a tentative map shall be by the designated approval authority as established under Section 17.04.070, Advisory agency and duties, which, for a tentative parcel map, is the board of administrative review, and for a tentative map supporting a major subdivision is the planning commission. When circumstances of a particular subdivision project also require a legislative action, such as a general plan or zoning amendment, the city council will have final approval or denial authority over the tentative map, with the planning commission providing review and recommendation for the project to the city council.

(Ord. No. 2469, § 5, 11-2-2010)

Information shall be submitted by the subdivider as required by the director to allow a determination on environmental impacts to be made in compliance with CEQA and RMC Chapter 18.24, Environmental Clearance. The various time limits for taking final action on tentative maps based on SMA Sections 66452.1 and 66452.2 shall not commence until the date that the environmental determination for a subdivision project is completed and certified by the city.

(Ord. No. 2469, § 5, 11-2-2010)

A public hearing shall be held before any final action on the tentative map, and notice thereof shall be given pursuant to the public hearing and notice requirements outlined in RMC Sections 18.11.060, Notice of public hearings, and 18.11.070, Conduct of public hearings.

(Ord. No. 2469, § 5, 11-2-2010)

17.20.100 - Optional public meeting.

For a tentative map supporting a major subdivision or having complicated or controversial development issues, an optional public-comment meeting may be scheduled with the board of administrative review, if determined beneficial by the director or at the request of the subdivider. The purpose of the optional public meeting is to allow an early opportunity for public review and input that could prove beneficial in helping refine the project's design. The board of administrative review's action in this case will be limited to conducting the meeting, accepting public comments, and referring the project to the planning commission for formal consideration at a later date. While not a formal public hearing, the director shall provide written notification of the public meeting to surrounding property owners and interested parties and agencies based on procedures of RMC Section 18.11.060, Notice of public hearings.

(Ord. No. 2469, § 5, 11-2-2010)

In accordance with SMA Section 66452.3, all reports, recommendations, and proposed conditions of approval on a tentative map by city staff to an approval authority shall also be provided to the subdivider and any officially designated project representative(s) at least three days prior to any hearing or action on the tentative map. The required report copies may be provided by mail, courier, or electronic email methods.

(Ord. No. 2469, § 5, 11-2-2010)

If the final approval authority determines that a proposed tentative map complies with the requirements of this title, the general plan and zoning laws of the city, the Subdivision Map Act, and other applicable state and federal laws, then the map will qualify for approval. Prior to taking action to approve a tentative map, the approval authority shall find that none of the circumstances based in SMA Section 66474 exist, specifically:

1.

That the density or use of the proposed map is not consistent with the general plan or applicable area and specific plans as specified in Section 65451 of the Government Code.

2.

That the design or improvement of the proposed subdivision is not consistent with the applicable general plan or area or specific plans.

3.

That the site is not physically suitable for the proposed density and type of development due to steepness of terrain; location of water courses; size or shape of the property; inadequate frontage, access, or building area; or other physical condition.

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 habit, provided that the approval authority may approve the tentative map if an environmental impact report was prepared with respect to the subdivision and findings and a statement of overriding considerations were adopted.

5.

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

6.

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 approval authority 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.

(Ord. No. 2469, § 5, 11-2-2010)

A.

Basis for Conditions. The final approval authority shall require as a condition of approval of a tentative map the dedication of land and easements for necessary public streets and utilities, construction of specific improvements necessary to support the subdivision, compliance with environmental mitigation measures adopted for the project, and other actions or obligations of the subdivider deemed necessary to protect the public health, safety, and welfare and to ensure compliance with the Subdivision Map Act, the Municipal Code, the general plan, and applicable state or federal laws.

B.

Tentative Parcel Map Improvements. In accordance with SMA Section 66411.1.(b), fulfillment of conditions of approvals for a tentative parcel map involving the construction of improvements generally are not required until the time of a grading permit, building permit or any other grant of approval for development of a resulting parcel(s). Notwithstanding, the city may require fulfillment of construction of improvements at an earlier time, including prior to recordation of the parcel map, when the final approval authority finds it necessary for either of the following reasons:

1.

The public health and safety.

2.

The required construction is vital to ensure the orderly development of the property and/or surrounding area.

(Ord. No. 2469, § 5, 11-2-2010)

17.20.140 - Approval time limits.

A.

Initial Time Limit. The standard approval period for a tentative map shall be thirty-six months from the date of approval, unless the tentative map project qualifies for a longer initial approval period based on special circumstances defined in Chapter 3, Article 2 of the Subdivision Map Act.

B.

Time Extension. The subdivider may request a time extension of a tentative map approval by written application to the planning division, together with the current fee as established by the city council. The time extension application must be filed before the current tentative map approval expires. The term of any individual extension shall not exceed three years; consecutive extensions shall not total more that six years. The time-extension application shall be considered for approval or denial by the approval authority responsible for the type of tentative map involved.

(Ord. No. 2469, § 5, 11-2-2010)

Within ten days following the date of the approval or denial of a tentative map, any person may file an appeal of the approval authority's action in accordance with the provisions of Section 17.04.110, Appeals.

(Ord. No. 2469, § 5, 11-2-2010)

The subdivider may request amendments to an approved tentative map or conditions of approval by written application to the planning division, together with the current fee as established by the city council. Minor amendments may be granted administratively by the director in accordance with Section 17.04.080, provided that:

1.

No lots, units, or building sites are added.

2.

Changes are consistent with the intent of the original tentative map approval and related environmental determination.

3.

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

Proposed amendments which, in the opinion of the director, are not minor shall be presented to the approval authority typically responsible for the type of tentative map involved. Any approved amendment shall not alter the expiration date of the tentative map.

(Ord. No. 2469, § 5, 11-2-2010)

Chapter 17.24 - ADMINISTRATIVE PARCEL MAPS

Sections: