Redlands Municipal Code Ch. 17.11 Subdivisions of Four or Less Parcels

The form and contents, submittal and approval of applications for tentative maps for four (4) or less parcels shall be governed by the provisions of this chapter. (Ord. 2481 § 1, 2002)

The tentative map shall be prepared in a manner acceptable to the department and shall be prepared by a registered civil engineer or licensed land surveyor. The form and contents shall comply and be consistent with the requirements of section 17.07.020 of this title and the accompanying data and reports shall comply with and be consistent with sections 17.07.030 through 17.07.050, inclusive, of this title. (Ord. 2481 § 1, 2002)

The tentative map application shall be filed with the department for review in accordance with the provisions of section 17.07.060 of this title. (Ord. 2481 § 1, 2002)

A. Upon receipt of a tentative map application that is determined by the department to be complete, the department shall prepare a report and set the matter for a public hearing before the planning commission in accordance with the provisions of subsection 17.07.070A of this title.

B. If the tentative map is being processed concurrently with an application requiring action by the city council, the application shall be reviewed by the planning commission and forwarded to the city council for action. The hearing shall be noticed and held in accordance with the provisions of section 17.07.070 of this title.

C. The tentative map may be approved, conditionally approved or denied by the approving body in accordance with the provisions and findings set forth in subsections 17.07.070B, C and D of this title.

D. If a tentative map is approved or conditionally approved by the planning commission, the department shall forthwith make a written report thereof to the city council. The city council shall have the right, by majority action, to call up the tentative map for city council review at a city council meeting, by a request to the community development director, which must be within ten (10) days of the final action by the planning commission. If the city council decides to review the map, it shall conduct a public hearing after giving notice pursuant to subsection 17.07.070A of this title. In addition, notice shall be given to the planning commission. The public hearing shall be held within thirty (30) days after the city council decides to review the map. The city council may add, modify or delete conditions if the city council determines that such changes are necessary to ensure that the tentative map conforms to the subdivision map act and this code. The city council may deny the tentative map on any of the grounds contained in subsection 17.07.070D of this title. Within ten (10) days following the conclusion of the hearing, the city council shall render its decision. If the city council does not act within the time limits set forth in this section, the tentative map shall be deemed to have been approved or conditionally approved as last approved or conditionally approved by the planning commission insofar as it complies with all other applicable provisions of the subdivision map act, this chapter, this code and the city's general plan. (Ord. 2481 § 1, 2002)

Appeal of the planning commission action with respect to the tentative map shall be made to the city council in accordance with the provisions of section 17.07.100 of this title. (Ord. 2481 § 1, 2002)

The approval or conditional approval of a tentative map shall expire twenty four (24) months from its approval by the planning commission or city council, whichever occurs last, unless the expiration date is extended in accordance with the provisions of section 17.07.110 of this title. The subdivider may request an extension of the expiration date for action in accordance with the provisions of section 17.07.120 of this title, except that the planning commission shall be responsible for the review of the request. The planning commission may approve, conditionally approve, or deny the request for an extension. The subdivider or any interested person adversely affected may appeal the action of the planning commission to the city council in accordance with the provisions of subsection 17.07.120D of this title. (Ord. 2481 § 1, 2002)

Amendments to the approved or conditionally approved tentative map or conditions of approval shall be made in accordance with section 17.07.130 of this title; provided that amendments, which in the opinion of the department are not minor, shall be presented to the planning commission for its approval. Processing shall be in accordance with the provisions for processing a tentative map as set forth in this title. Any approved amendment shall not alter the expiration date of the tentative map. (Ord. 2481 § 1, 2002)

The approving body may, in its discretion, waive all or part of the requirements for a tentative and parcel map for the following:

A. Division of real property or interests therein created by probate, eminent domain procedures, partition or other civil judgments or decrees;

B. Division of real property resulting from the conveyance of land or any interest therein to or from the city, public entity or public utility for a public purpose, such as schools sites, public building sites, or rights of way or easements for streets, sewers, utilities and drainage;

C. Division of real property which has been merged pursuant to this title, the subdivision map act;

D. Construction of a condominium project on a single parcel. The approving body may also, in its discretion, waive the requirement for a tentative and final map for construction of a condominium project on a single parcel; or

E. Any other division of real property which would otherwise require a parcel map.

The approving body shall make a finding that the proposed division of land complies with requirements as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and other requirements of the subdivision map act, this title, this code and the general plan.

Upon the waiver of the parcel map requirement, or the tentative and final map requirement, pursuant to this section, the city engineer shall file with the county recorder a certificate of compliance for the land to be divided, in accordance with subsection 17.27.030B of this title, and a plat map showing the division. The certificate shall include a certificate by the county tax collector.

A waiver by the approving body may be conditioned to provide for, among other things, payment by the subdivider of park land dedication, drainage and other fees that are permitted by law by a method approved by the approving body.

If any waiver is approved or conditionally approved pursuant to this section, the department shall make a written report thereof to the appeal body. Any member of the appeal body shall have the right to call up that waiver approval for review by a written request to the community development director within ten (10) days of the final action by the approving body. If the appeal body decides to review the waiver and conditions, it shall conduct a public hearing after giving notice pursuant to subsection 17.07.070A of this title. In addition notice shall be given to the approving body. The public hearing shall be held within thirty (30) days after the date of request for review. The appeal body may add, modify or delete conditions if the appeal body determines that such changes are necessary to ensure that the waiver conforms to the subdivision map act and this code. The appeal body may deny the waiver on any of the grounds contained in this title. Within ten (10) days following the conclusion the appeal body shall render its decision. If the appeal body does not act on the hearing within the time limits set forth in this section, the waiver shall be deemed to have been approved or conditionally approved as last approved or conditionally approved by the approving body insofar as it complies with all other applicable provisions of the subdivision map act, this title, this code and the general plan. (Ord. 2481 § 1, 2002)

The form and contents, submittal, approval and filing of parcel maps shall conform to the provisions of the subdivision map act and this section.

A. Survey Required: An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the parcel map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures.

B. Form And Contents: The form and contents of the parcel map shall conform to the final map form and contents requirements of sections 17.09.040 and 17.09.050 of this title.

C. Preliminary Submittal: The subdivider shall submit prints of the parcel map to the city engineer for checking. The preliminary prints shall be accompanied by copies of the data, plans, reports and documents as required for final maps by section 17.09.060 of this title.

The city engineer may waive any of the requirements if the location and nature of the proposed subdivision does not justify compliance with the requirements of section 17.09.060 of this title.

D. Review And Approval By Planning Commission: The planning commission shall review the parcel map and the subdivider shall make corrections and/or additions until the map is acceptable to the planning commission. The subdivider shall submit the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map, to the planning commission. The city clerk or authorized agent shall, subject to the provisions of section 66464 of the subdivision map act, transmit the approved parcel map to the county recorder. The planning commission shall approve the parcel map if it complies with the requirements of the subdivision map act, this title, the tentative map and all conditions thereof.

If a parcel map is approved, the department shall make a written report thereof to the city council. The city council shall have the right, by majority vote, to call up the map for city council review by a written request to the community development director within ten (10) days of the final action by the planning commission. If the city council decides to review the map it shall conduct a public hearing after giving notice pursuant to subsection 17.07.070A of this title. In addition, notice shall be given to the planning commission. The public hearing shall be held within thirty (30) days after the date of the request for review. The city council may deny the acceptance of the map on any of the grounds contained in this title. Within ten (10) days following the conclusion of the hearing, the city council shall render its decision. If the city council does not act within the time limits set forth in this section, the map shall be deemed to have been approved and accepted as last approved and accepted by the planning commission insofar as it complies with all other applicable provisions of the subdivision map act, this title, this code and the general plan. (Ord. 2481 § 1, 2002)