Reedley Municipal Code Ch. 11.14 Additional Subdivision Procedures

A. Applicability. A lot line adjustment involves two or more existing adjacent parcels when land is taken from one parcel and added to an adjacent parcel, and where a greater number of parcels than originally existed is not thereby created. No tentative map, tentative parcel map, final map, or final parcel map shall be required as a condition to the approval of a lot line adjustment. However, an application for a lot line adjustment shall include a diagram or map of the proposed lot line adjustment complying with this section.

B. Application. A lot line adjustment application shall be submitted to the Community Development Director in the format and number of copies specified by the Director. The application shall contain all the information, documents, and diagrams specified for the application by the Director, unless the Director waives any of the requirements. The application shall be accompanied by the fee established by the Master Fee Schedule.

C. Community Development Director Review. The Community Development Director shall review the application to determine its compliance with the Zoning Code. The Director shall forward their written determination to the applicant and the City Engineer.

D. City Engineer Review. The City Engineer shall review the application for completeness, its effect on any existing utilities and infrastructure, and technical correctness.

E. City Engineer Action. The City Engineer may approve the lot line adjustment application if found in compliance with the Community Development Director's Determination and the Subdivision Map Act.

F. Appeals. The applicant or any interested person adversely affected may appeal any action of the City Engineer with respect to the lot line adjustment to the City Council within ten (10) working days (excluding City recognized holidays) of the City Engineer's action. The appeal shall be filed, noticed, heard, and decided according to the procedures, rules, burdens, and requirements in Section 11.04.090 (Appeals) of this Title.

G. Lot Line Adjustment Recordation. The approved lot line adjustment shall be forwarded by the City Engineer to the County Recorder's Office for recording.

H. Deed Recordation. Within twelve (12) months of the date of recordation of the lot line adjustment, the approved and recorded lot line adjustment shall be reflected in a deed(s), which shall be forwarded by the applicant to the Fresno County Recorder's Office for recording. The applicant shall pay the recording fee as set forth by the Fresno County Recorder's Office.

I. Certificate of Compliance. Proof of the recorded deed(s) shall be forwarded to the City Engineer. If the deed(s) comply with the approved and recorded lot line adjustment, a Certificate of Compliance for each affected parcel shall be forwarded by the City Engineer to the County Recorder's Office for recording. Copies of the recorded Certificate of Compliance(s) shall be delivered to the applicant. (Ord. 2024-002, 9-20-2024)

A. Conversion of Existing Property. This Chapter applies to a subdivision to be created from conversion of existing residential real property into a condominium project, as defined in Civil Code Section 1351(f).

B. Referral to Other Provisions. In addition to requirements and procedures established by this Title, all condominium conversions, including, without limitation, the conversion of existing multi-unit rental real property into a condominium project shall be subject to the requirements established in this Chapter.

C. Prior Notices to Prospective and Existing Tenants. Commencing at a date not less than sixty (60) working days (excluding City recognized holidays) prior to the filing of a tentative map or tentative parcel map, the subdivider or his agent shall give written notice of such filing, in the forms specified in the Subdivision Map Act, as appropriate, to all existing tenants and to each person applying after such date for rental of a unit of the subject property immediately prior to the acceptance of any rent or deposit from the prospective tenant by the subdivider.

D. Additional Information Provided on or With Tentative Map.

1. Information Required. In addition to information otherwise required by this Title, the following information shall be shown for a condominium conversion on the tentative map or tentative parcel map, or in a separate document, or on one or more separate map sheets:

a. The entire site with dimensions.

b. Footprints of all units with dimensions, and a block number and letter identifying each unit.

c. The right-of-way and roadway width of all streets within or adjacent to the site.

d. The rights-of-way and driveways within the site, together with widths.

e. All existing and proposed parking spaces, together with dimensions.

f. Existing and proposed landscaping with names of the trees and plants.

g. Location and type of existing and proposed outdoor lighting.

h. Sidewalks within and adjacent to the site together with dimensions.

(1) Location, height, and material of any existing and proposed walls, fences, and hedges.

2. Additional Submittals. In addition to submittals otherwise required by this Title, the following documents and information shall be submitted with the tentative map or tentative parcel map application for a condominium conversion:

a. A statement of repairs and improvements to be made by the subdivider to refurbish and restore the building and other structures to achieve compliance with applicable codes.

b. A copy of the declaration of covenants, conditions and restrictions required by State law, which will apply to all owners of the proposed condominium units.

c. Square footage and number of rooms in each unit.

d. Proposed homeowners' association dues.

e. Financing available for prospective buyers.

f. Evidence that written notification of intent to convert the units into condominiums, was sent to and received by each of the existing tenants at least sixty (60) working days (excluding City recognized holidays) before filing of the tentative map or tentative parcel map and to each person applying for rental of unit commencing at a date not less than sixty (60) working days (excluding City recognized holidays) before the filing of a tentative map or tentative parcel map.

E. Processing Tentative Subdivision Maps and Final Maps.

1. Except as required otherwise by this Chapter, the Subdivision Map Act or other applicable law, the tentative map or tentative parcel map and final map or final parcel map for a condominium conversion shall be reviewed and processed under this Title, whichever is applicable.

2. No final map or final parcel map for a condominium conversion shall be approved unless all the following findings are made:

a. Each existing tenant has received notification of intent to convert, in compliance with Section 66452.3 of the Subdivision Map Act, at least 60 working days (excluding City recognized holidays) before the filing of the tentative map or tentative parcel map.

b. Each existing tenant and each person applying for rental of a unit in the project has, or will have, received all applicable notices and rights required by this Title and the Subdivision Map Act.

c. Each tenant has, or will have, received ten (10) working days (excluding City recognized holidays) written notice that an application for a public report will be, or has been, submitted to the California Department of Real Estate and that such report will be available on request.

d. Each tenant of the proposed condominium conversion has been, or will be, given written notification within ten (10) working days (excluding City recognized holidays) of approval of a final map or a final parcel map.

e. Each tenant of the proposed condominium conversion has been, or will be, given at least one hundred and eighty (180) working days (excluding City recognized holidays) written notice of intention to convert before tenancy is terminated due to the conversion or proposed conversion.

f. Each tenant of the proposed condominium conversion has been, or will be, given notice of an exclusive right, in compliance with the Section 66427.1(d) of the Subdivision Map Act, to contract for the purchase of such tenant's unit on the same terms and conditions that the unit will be initially offered to the general public or terms more favorable to the tenant.

F. Other Provisions. In addition to the requirements of this Chapter, all otherwise applicable provisions of this Title, the Subdivision Map Act and other laws and regulations shall apply to the proposed condominium conversion. This Chapter shall not diminish, limit, or expand, other than as provided herein, the authority of the City to approve, disapprove or regulate condominium conversions or condominium projects. (Ord. 2024-002, 9-20-2024)

A. Reversion. Subdivided real property may revert to acreage pursuant to the provisions of Chapter 6 of the Subdivision Map Act and this Chapter. Reversion to acreage occurs when previously subdivided property reverts to acreage.

B. Initiation of Procedures.

1. By Owner(s). Proceedings to revert subdivided property to acreage may be initiated by petition executed by all owners of record of the real property within the subdivision.

2. By City Council. The City Council may, by resolution on its own motion, initiate proceedings to revert subdivided property to acreage. The City Council shall direct the Community Development Director to obtain the necessary information to initiate and conduct the proceedings, including preparation and giving of all required notices.

C. Petition. A reversion to acreage petition shall be on a form prescribed by and available from the Community Development Department. The petition shall be filed with the Community Development Department and shall include or be accompanied by the following:

1. Petition Requirements. A tentative reversion to acreage map legibly drawn on a sheet at least eighteen inches (18") by thirty-six-inches (36") but not larger than twenty-four inches (24") by thirty-six inches (36"). There shall be a blank one-inch margin completely around the sheet. The scale shall be one-inch (1") is the same as one hundred feet (100'). The Community Development Director may require a larger scale than submitted if deemed necessary for clarity. All lettering shall be one eighth-inch (0.125") minimum or typed of legible size. The tentative reversion to acreage map shall contain the following information:

a. Name(s) and address(es) of all owner(s) of real property within the subdivision proposed for reversion.

b. Date of preparation, north arrow, and scale.

c. Boundary lines of the property and approximate dimensions.

d. All existing structures and improvements located on the property, together with their dimensions and the distances between them, the distances to any lot lines and property lines and the height of each structure.

e. The name, width and location of each existing and proposed street abutting or traversing the subdivision, a statement as to whether the street is private or public, a statement as to whether the street improvements have been installed and a statement as to whether the street is to remain after reversion.

f. Location, purpose, width, and record owners of all existing and proposed public and private easements and rights of way abutting or traversing any part of the subdivision and a statement as to whether they will remain after reversion. Easement and right of way boundaries shall be shown by means of a dotted line.

g. An accurate legal description of the subdivision.

2. Preliminary Title Report; Other Evidence of Ownership. A preliminary title report showing the owners of record of all property in the subdivision at the time of filing the petition. The title report shall have been prepared not more than ninety (90) working days (excluding City recognized holidays) before the submittal of the petition. Upon request by the Community Development Director, the applicant shall submit additional documents or other evidence, as the Director deems necessary, to evidence record ownership of all property within the subdivision.

3. Nonuse or Lack of Necessity Evidence. Evidence shall be provided for the nonuse or lack of necessity for present or prospective public purposes of streets, easements or other public ways which have been dedicated or offered for dedication previously and which are to be vacated or abandoned.

4. Filing Fee. A fee for processing the reversion to acreage petition in the amount established in the Master Fee Schedule.

5. Necessary Information. Any other information the Community Development Director deems necessary.

D. Acceptance of Petition. Within seven (7) working days (excluding City recognized holidays) after receipt, the Community Development Director shall determine whether the petition is complete. The Director shall notify the applicant(s) of the determination in writing.

E. Petition Processing. Upon acceptance of the petition, including all accompanying information, and after it is determined to be complete, the Community Development Department shall process the petition as follows:

1. Petition Copies. Copies of the petition shall be forwarded to affected agencies within five (5) working days (excluding City recognized holidays) after such acceptance, together with a request that they provide their input or comments within twelve (12) working days (excluding City recognized holidays) after the date of the request.

2. Public Hearing; Notification.

a. Public hearing on the proposed reversion to acreage and any accompanying environmental assessment shall be set and held before the City Council.

b. Notice of the public hearing before the City Council shall be published, posted, and mailed in accordance with Government Code Sections 65090 and 65091.

F. City Council Action.

1. The City Council shall conduct the public hearing, shall consider all relevant testimony and other evidence presented, and shall approve or conditionally approve the reversion to acreage only if it finds that:

a. Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or prospective public purposes; and

b. Either:

(1) All owners of an interest in the real property within the subdivision have consented to reversion; or

(2) None of the improvements required to be made have been made within twenty-four (24)-months from the date the final map or final parcel map was filed for record or within the time allowed by agreement for completion of the improvements, whichever is later; or

(3) No lots shown on the final map or final parcel map have been sold within five (5) years from the date such map was filed for record.

2. The City Council shall request as conditions of the reversion:

a. The dedication or offers to dedicate all streets, easements and rights of way required by this Chapter, the Zoning Code or any other city codes or ordinances applicable to development of the real property after reversion.

b. The retention of all or a portion of previously paid fees, deposits, or improvement securities if necessary to accomplish any of the purposes of the Subdivision Map Act or this Title.

G. Filing With County Recorder. Upon the City Council's approval or conditional approval of the reversion to acreage, and after all certificates and signatures have been obtained on the final reversion to acreage map, the Community Development Department shall forward the map to the Fresno County Recorder's Office for its recordation. The reversion to acreage shall be effective upon recordation of the map. Thereupon, all dedications and offers of dedication not shown on the recorded final map or final parcel map shall be of no further force or effect. (Ord. 2024-002, 9-20-2024)

A. Purpose. The purpose of this Chapter is to authorize the voluntary merger of contiguous parcels under common ownership consistent with Government Code Sections 66451.11 and 66499.20.3.

B. Requirements. The owner of any contiguous parcel may initiate the merger of any parcel. The Community Development Director, City Engineer, Planning Commission or City Council may require the owner of any contiguous parcel to request the merger of any or all contiguous parcels within the City in conjunction with the giving of any Variance, Conditional Use Permit, or any other entitlement approval under this Title or the Zoning Code.

C. Application. A property owner or owners of contiguous parcels may apply for a parcel merger by submitting an application to the Community Development Director. The proposed parcel merger shall meet all the following requirements:

1. The merger does not affect any fees, grants, easements, agreements, conditions, dedications, offers to dedicate or security provided in connection with any approvals of divisions of real property or lot line adjustments; and

2. The boundaries of the parcels to be merged are well defined in existing recorded documents or filed maps and were legally created or have certificates of compliance issued on them; and

3. The merger will not alter the exterior boundary of the parcels to be merged; and

4. The document used to effect the merger contains an accurate description of the exterior boundary on which the property is located; and

5. The parcels to be merged are both consistent with applicable general plan land use designation and policies (residential, commercial, and industrial policies); and

6. The merger complies with the building and zoning requirements for the zones in which the parcels are located; and

7. All parties having any record title interest in the real property affected have consented to the merger on a form and in a manner set forth in the application and approved by the City. Consent is not required from the interests that are excepted from the requirements to consent to the preparation and recordation of final maps under Government Code Section 66436; and

8. All necessary fees and requirements, including a fee for recording the documents, have been provided.

D. Procedures. The application, procedure and reviewing authorities are the same as those required for a lot line adjustment under this Title, including appeal procedures.

E. Effective Date of Merger. The merger of any contiguous parcels shall become effective upon recordation of a Certificate of Compliance with the County Recorder. (Ord. 2024-002, 9-20-2024)