Redwood City Municipal Code § 30.22 Findings

A tentative map is required for major subdivisions (five (5) or more parcels). A tentative parcel map is required for minor subdivisions (four (4) or fewer parcels).

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

The Review Authority for tentative maps and tentative parcel maps is specified in Table 30-1.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Tentative maps and tentative parcel maps shall be prepared in accordance with requirements specified in the City's application checklist and the Subdivision Map Act. The application must include all required fees, information, and materials required by the checklist.

B. Application Information Required: Subdivider shall submit the tentative map application in accordance with the applicant submittal checklist and the established engineering standards.

1. The tract name and number; date of preparation; north point and scale.

2. Names, addresses and telephone numbers of the record owner, the subdivider and the person who prepared the map. (The registration or license number of the preparer shall also be supplied.)

3. Subdivision boundaries and acreage to the nearest one-tenth ( 1/10 ) acre.

4. Sufficient legal description to define the boundaries of the proposed subdivision.

5. A vicinity map showing:

a. The location of the proposed subdivision in relation to the major street system in the vicinity of such subdivision.

b. The location, name, and presently improved width of adjacent streets of such subdivision.

6. The name and number of adjacent subdivisions, showing lot and block or parcel numbers for adjoining lots. (An aerial photograph may be required at a scale of not less than one (1) inch for each two hundred (200) feet showing the approximate boundaries of the subdivision, and including the streets and lot line in addition to the above.)

7. Location, names and widths of existing and proposed streets, and any difference from streets shown on any specific plan which covers all or part of the land to be subdivided.

8. Existing topographic information:

a. Existing topography of the proposed site, which shall extend at least one hundred (100) feet beyond the proposed subdivision boundaries. On flat lands, where the predominant slopes are five percent (5%) or less, a contour interval of not to exceed one (1) foot shall be used. Where the predominant slopes are between five percent (5%) and ten percent (10%), a contour interval of not to exceed two (2) feet shall be used. Where slopes exceed ten percent (10%), a contour interval of five (5) feet shall be used. The source of such topographic information shown on such map shall be indicated.

b. Buildings, driveways, fences, retaining walls, swimming pools (including whether such structures are to remain or be removed), and the distances between buildings, and between buildings and proposed or existing property lines.

c. Groves of trees and the location, species, and diameter of all individual trees with a trunk diameter of four (4) inches or more (twelve and one-half (12.5) inches circumference) as measured at four (4) feet above natural grade, and other significant vegetation, indicating whether removal is intended and showing trees and vegetation to be planted other than street trees.

d. Approximate location of any area which may be subject to inundation; the location, width and direction of all watercourses.

9. Location, width and nature of all existing pedestrian paths; public areas, conservation easements; and public utilities easements.

10. Existing utilities:

a. The location and size of existing storm drains; sanitary sewers, gas and water lines.

b. The location of existing fire hydrants, power and telephone or communications lines and other public utilities.

c. All provisions for drainage, flood and erosion control.

d. Source of water supply and method and location of sewage disposal facility.

11. Statement of the existing land use and the proposed land use with an indication as to the respective proportions of the total area of the subdivision to be used by each type of use.

12. Location, type and size of the improvements proposed to be made or installed, including:

a. Approximate finished grade elevations and contours at intervals required for existing contours. Where the effective use of the land to be subdivided necessitates extensive cuts and fills, the proposed grading shall be clearly shown by means of both contours and supplemental cross sections. Approximate finished elevations at all lot corners shall be made.

b. Radii of all curves.

c. Location, size, and/or slope and approximate elevations of sanitary sewers, storm drains, water facilities, fire hydrants, as well as all provisions for drainage, flood and erosion control.

d. Profiles of street center lines. (All elevations shall be indicated to the nearest one-tenth ( 1/10 ) of a foot and shall be referenced to elevations according to Redwood City datum.)

e. Typical cross sections of all streets, detail of curbs, gutters, walks, trails, and other improvements drawn to scale and clearly showing all details thereof.

f. Location, species and size of all proposed street trees and all other landscaping within public rights-of-way and easements.

13. Statement of the improvements proposed to be made or previously installed by private utilities or public agencies and a statement from such utilities or agencies as to the adequacy of such installations and the rights-of-way or easements for the proposed improvements.

14. Lot lines; approximate dimensions of all lots, including the area of each to within approximately one percent (1%) accuracy; block and lot numbers in consecutive sequence.

15. Accompanying reports:

a. A preliminary title report from a title company, issued within six (6) months prior to the application submittal, providing the following: Owners of record and all encumbrances including easements, reservations, restrictions, liens and covenants. All maps and documents referenced in the title report shall be included as part of the title report submittal.

b. Preliminary soils report. A report prepared by a California registered engineering geologist is also required if the location of the proposed subdivision is zoned as Residential-Hillside.

c. Any proposed conditions, covenants and restrictions for the proposed development.

16. Designation of the proposed units, and the proposed sequence of construction, if the subdivision is to be developed in units.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

The City Engineer in coordination with Community Development Director (should there by companion planning applications) shall determine completeness of the application package based on the City's application submittal checklist(s) and shall notify the subdivider within thirty (30) days of submittal whether the application is complete. If the application is incomplete, the City shall provide the subdivider with a list of information required for completeness. The subdivider and City shall have additional thirty-day periods for re-submittal and re-review, as necessary. Once the City determines the application to be complete, the City may require the subdivider to submit additional information for any environmental review required for compliance with the California Environmental Quality Act and applicable City environmental regulations. The Review Authority shall act on the application within applicable timelines prescribed by law, including those specified in the Permit Streamlining Act and the Subdivision Map Act.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. The Review Authority shall not approve or conditionally approve the tentative map or tentative parcel map application unless it makes all of the following findings:

1. The proposed map is consistent with the general plan, any applicable specific plan, any policy or guideline implementing the general plan, the Zoning Code, and all other applicable provisions of the Municipal Code.

2. The site is physically suitable for the proposed type and density of development.

3. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

4. The design of the subdivision or the type of improvements will not cause serious public health problems.

5. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, unless alternative easements will be provided.

6. The reasons submitted for the granting of any exceptions comply with the requirements of Section 30.46.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Timing of Expiration: If a final map or parcel map is not filed, a tentative map or tentative parcel map approval expires after twenty-four (24) months except where the City approves an extension of time as allowed by Section 30.24, or unless phased final maps are filed pursuant to Article V and the requirements of Government Code Section 66452.6(a) are met.

B. Effect of Expiration: The expiration of a tentative map terminates all subdivision proceedings; no final map may be filed without first processing a new tentative map.

C. Subsequent Actions After Timely Filing: Once a timely filing is made, subsequent actions of the City, including, but not limited to, processing, approving, and recording, may lawfully occur after the date of expiration of the tentative map. Delivery to the City Engineer in accordance with the requirements of this Chapter shall be deemed a timely filing for purposes of this Section.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Statutory Extensions: As allowed by the Subdivision Map Act, a tentative map may be eligible for nondiscretionary extensions, including for phased final maps, tolling periods resulting from a moratorium or pending litigation, extensions authorized by a development agreement with the City, or other automatic extensions granted by the State Legislature. All such statutory extensions must be requested in a manner consistent with all requirements of the Subdivision Map Act and other applicable laws and shall be approved by the City Engineer without a noticed public hearing. If there are accompanying planning entitlements, the City Engineer shall coordinate with the Zoning Administrator to review any extension request without a noticed public hearing.

B. Discretionary Extensions: A subdivider may request City approval of a discretionary extension to the life of a tentative map for up to a maximum of six (6) years. If there are accompanying planning entitlements, any extension granted must be the same length as an extension granted to such accompanying planning entitlements.

1. Review Authority: The Review Authority for a requested discretionary extension shall be the same as for the original approval.

2. Application for Extension: All discretionary extension requests shall be filed with the Community Development Department on a City application form at least ten (10) days before the expiration date. The application shall be accompanied by all fees, information, and materials as required by the Department. Once the application for a tentative map or tentative parcel map extension is timely filed, the map is automatically extended for sixty (60) days or until the City acts on the extension, whichever occurs first.

3. Approval of Extension: The City may approve an application to extend a tentative map after the automatic sixty-day extension period has expired, so long as the application itself was filed at least ten (10) days before the original expiration date. The Review Authority shall hold a noticed public hearing to consider the requested discretionary extension.

4. Findings for Approval: The Review Authority may approve a discretionary extension only if all of the following findings can be made:

a. The proposed extension remains consistent with the general plan, specific, area, or community plans, the Zoning Code, and other ordinances of the City or the project has proposed modifications or accepted conditions of approval that bring the project into conformity with adopted regulations.

b. There are no substantial changes to the project or site, no substantial changes to the circumstances under which the tentative map was approved, and no new information of substantial importance that would require any further environmental review pursuant to the California Environmental Quality Act.

c. The capacity of public services, utilities, and roads serving the site has not decreased to a level incapable of supporting the project or that capacity deficiencies will be addressed by proposed project or conditions of approval.

5. Conditions of Approval: As a condition of the extension of a tentative map, the Review Authority may impose new conditions, or revise existing conditions, on the approved map.

6. Appeals and Call Ups: Decisions on map extensions may be appealed or called up in accordance with Article III of the Municipal Code.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Minor Changes: Prior to recordation of a final map or parcel map, minor changes to an approved tentative map may be approved by the City Engineer provided that:

1. No lots, units, or building sites or structures are added.

2. Changes are consistent with the intent of the original tentative map approval.

3. There are no resulting violations of the Municipal Code or Zoning Code.

B. Substantive Changes: Amendments of the tentative map that, in the opinion of the City Engineer, are not minor shall be referred to the Planning Commission for a decision, subject to the procedures for processing a tentative map as set forth in this Chapter.

C. Expiration Date: Any approved amendment shall not alter the expiration date of the tentative map nor extend any rights associated with a vesting tentative map.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Whenever a provision of the Subdivision Map Act, as implemented and supplemented by this Chapter, requires the filing of a tentative map, a vesting tentative map may instead be filed in accordance with the provisions hereof. If a subdivider does not seek the rights conferred by this Section, the filing of a vesting tentative map shall not be a prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.

B. A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports and shall be processed in the same manner as set forth in this Chapter for a tentative map except as follows:

1. At the time a vesting tentative map is filed it shall have printed conspicuously on its face the words "Vesting Tentative Map."

2. At the time a vesting tentative map is filed a subdivider shall supply the information as identified on the City's submittal checklist for processing of parcel and final maps.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Expiration: Vesting tentative maps are subject to the same requirements of Section 30.24.

B. Vesting of Development Rights: The approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time that the application is determined to be complete by the City pursuant to California Government Code Section 66474.2, subject to the following:

1. A subsequent permit, approval, extension, building permit, or entitlement may be made conditional or denied pursuant to later ordinances, policies and standards if any of the following are determined:

a. A failure to do so would place the residents of the subdivision or the immediate community in a condition dangerous to their health or safety.

b. The condition or denial is required, in order to comply with State or Federal law.

C. Vested Rights Expiration: Following the recording of a final map, the vested development rights shall last for the following periods of time:

1. An initial time period of two (2) years beyond the recording of the final map. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded.

2. The initial time period set forth above shall be automatically extended by any time used for processing a complete application for discretionary approvals for the proposed development, including, but not limited to, General Plan amendments, zoning changes, conditional use permits, variances, design review or grading permits if such processing exceeds thirty (30) days from the date a complete application is filed.

3. A subdivider may apply to the Planning Commission for a one-year extension at any time before the initial time period set forth above expires. If the extension is denied, the subdivider may appeal that denial to the City Council.

4. If the subdivider submits a complete application for a building permit prior to the expiration of the final map, the vested development rights shall continue until the expiration of such building permit or the expiration of any extension of that permit.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)