Rolling Hills Municipal Code Ch. 16.12 Tentative Maps

Tentative maps shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and with the provisions of this chapter.

(Ord. 161 § 11-2.101, 1980).

The subdivider, his engineer or surveyor, shall apply for a map number prior to submission of a tentative map. Map numbers shall be assigned by the County Engineer.

(Ord. 161 § 11-2.102, 1980).

Each tentative map shall be prepared in accordance with the following requirements:

A. Tentative maps shall be prepared by or under the direction of a registered civil engineer or a licensed land surveyor.

B. Each tentative map shall clearly show the details of the plan thereon, shall be submitted on white background prints not less than eighteen inches by twenty-six inches, and shall be drawn to such scale as to clearly show the details of the plan thereof. Wherever practicable, such scales shall be a scale of one inch to one hundred feet.

(Ord. 161 § 11-2.103, 1980).

When a tentative map is filed, the subdivider shall submit evidence to establish:

A. That he is the owner of the property shown on the map as proposed for subdivision;

B. That he has an option or contract to purchase the property or that portion thereof of which he is not the owner; or

C. That he is the authorized agent of one who can comply with either subsection A or B of this section.

(Ord. 161 § 11-2.104, 1980).

The tentative map shall show and contain the following matters as an aid to the Advisory Agency in its consideration of the design and improvements of the proposed subdivision:

A. The tract number;

B. Sufficient legal description of the land as to define the boundaries of the proposed tract;

C. Name and address of the subdivider and of the registered engineer or licensed surveyor who has done or will do the survey work required to be done by this title;

D. Locations, names and existing widths of all adjoining streets or roads and a statement as to their character as being public or private;

E. The width and grades of all existing and proposed roads within such proposed subdivision, and the direction of drainage and proposed disposition of water;

F. The widths and locations of all existing and proposed roads and easements, whether public or private, for drainage, bridle trails, sanitary and storm sewers, or public utility purposes;

G. The radii of all curves on streets or other easements;

H. The lot layout and the dimension of each lot with (i) a proposed twelve thousand square foot graded building pad that has an average slope of ten percent or less and is not in the setbacks; (ii) a minimum of four hundred fifty square foot stable area and a minimum of five hundred fifty square foot of corral area, pursuant to the requirements of Section 17.16.200 of this code. The grade of access to the building pad shall not be greater than twelve percent, or as otherwise approved by the Planning Commission pursuant to Section 17.16.160 of this code; and to the stable and corral area not greater than twenty-five percent;

I. The approximate locations of all areas subject to inundation of stormwater overflow, or geological hazard, which areas shall be marked "Subject to Flooding" or "Subject to Geological Hazard" and the locations, widths and directions of flow of all watercourses and/or swales;

J. The approximate location and size of all existing and proposed water mains within and adjacent to such proposed tract;

K. The approximate location and size of all existing and proposed fire hydrants within the proposed tract which shall be placed at intervals of not more than eight hundred feet;

L. Proposed method of sewage disposal;

M. Proposed use of each lot;

N. Approximate contours at five-foot vertical intervals, except where the slope is in excess of thirty degrees, in which case the vertical interval between approximate contours shall be twenty feet, and where grading is proposed, engineering data shall show the approximate finish grading;

O. Proposed public areas, if any;

P. Date, north point and scale;

Q. Number for each proposed lot;

R. Statement of existing groundcover;

S. Approximate location of each tree within the proposed subdivision area, and an indication as to which trees are to be removed;

T. Approximate location and outline to scale of each existing building or structure within the proposed tract which will not be removed or demolished in the development of the subdivision;

U. A designation by letter or actual name, for purposes of identification, of any street within the proposed subdivision;

V. Where public sewers are not available, and where private sewage systems will be utilized, the results of percolation tests shall be submitted in accordance with the recommendations of the City Health Officer;

W. Existing zoning both as to land use and area requirements;

X. There shall be filed with the tentative map a geological report prepared by a registered engineering geologist, as required by the Business and Professions Code of the State, showing the geological characteristics of each lot in the proposed subdivision, and that on each lot a building site can be developed which is free of geological hazard. Said report and the conclusions contained therein shall be approved by the City Engineer, and may be subject to the provisions of Chapter 16.36;

Y. If it is impossible or impracticable to place upon the tentative map any matter required in this section, such matter or information shall be furnished in a written statement which shall be appended to and submitted with such map.

(Ord. 301 § 6 (Exh. A (part)), 2006; Ord. 295 § 7 (Exh. A (part)), 2004; Ord. 260 § 1, 1996; Ord. 161 § 11-2.105, 1980).

Forty-seven copies of the tentative map, one of which shall be a reproducible positive, and forty-seven copies of any written statement appended to the tentative map, shall be submitted to the City Clerk who shall, prior to accepting said tentative map and written statement for processing, demand and receive the fees designated and established by resolution of the City Council, which fees are to defray the cost of checking and processing said tentative map. Immediately upon the submission of a tentative map, the City Clerk shall make a record of the submission of the same, and the name and address of the subdivider, and the number assigned to the document in the permanent file records of the city.

(Ord. 161 § 11-2.106, 1980).

Prior to the submission of a final map for the purpose of reverting to acreage land previously subdivided, a tentative map shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and this chapter.

(Ord. 161 § 11-2.107, 1980).

Tentative maps and required written statements shall be submitted to the Director of Planning. The Director of Planning shall distribute copies of tentative maps and, where appropriate, the required written statements, to the following:

A. Each member of the Division of Land Committee;

B. A city requesting extraterritorial review of tentative maps pursuant to the provisions of the Subdivision Map Act.

(Ord. 161 § 11-2.108, 1980).

The Division of Land Committee shall meet to confer and make recommendations on tentative maps within twenty-eight days subsequent to the submission thereof. Division of Land Committee meetings shall be open to the public, and the subdivider, his authorized agent, or any other interested party may appear and present any matters relevant to the proceedings.

(Ord. 161 § 11-2.109, 1980).

A. The Director of Planning shall prepare a written report, setting forth the recommendations of the Division of Land Committee, and the contents of departmental reports submitted to the Director at or prior to the Division of Land Committee meetings by City officers, departments or other interested agencies. The Director shall transmit his report together with a copy of the tentative map to the Advisory Agency.

B. The Director of Planning shall provide the subdivider with a copy of the Director's report at least three days prior to any action on the tentative map by the Advisory Agency or the City Council. If the subdivider or his authorized representative does not receive the report in person, this provision shall be deemed accomplished when the Director's report is placed in the mail, bearing the proper postage, and directed to the subdivider at his designated address.

(Ord. 161 § 11- 2.110, 1980).

The Advisory Agency will review the report of the Director of Planning and forward it with recommendations to the City Council upon conclusion of a public hearing completing evaluation of all environmental proceedings pursuant to the local guidelines implementing the California Environmental Quality Act.

(Ord. 199 § 10, 1983: Ord. 161 § 11-2.111, 1980).

The City Council shall approve, conditionally approve, or disapprove tentative maps within ten days or at its next regular meeting after receipt of the report of the Director of Planning, and shall report such action directly to the subdivider. Action on tentative maps shall be taken at a public hearing noticed pursuant to Section 16.04.200, at which meeting the subdivider, his authorized representative, and all other interested parties may appear and present any matters relevant to the proposed division of land.

(Ord. 161 § 11-2.112, 1980).

The City Council may grant modifications to the provisions of this title which it determines are warranted because of the size or shape of the division of land, unusual physical conditions, title restrictions, the proposed use of one or more parcels, or the nature of the interest to be conveyed in parcels created by the proposed division of land. The City Council shall declare its decision on all modifications stating the grounds for each modification. The modifications and/or conditions shall be included in the City Council's report on the tentative map and shall become a part thereof. No modification shall be granted which has the effect of negating the provisions of an ordinance of this City other than this title, or which is inconsistent with the provisions of State law.

(Ord. 161 § 11-2.113, 1980).

The time limits for acting and reporting on tentative maps and appeals as specified in this chapter and by the Subdivision Map Act may be extended by mutual consent of the subdivider and the Advisory Agency or the City Council, as the case may be.

(Ord. 161 § 11-2.116, 1980).

A. The City Council, among other reasons, shall reject a tentative map if it finds that:

1. The proposed map is not consistent with applicable general and specific plans;

2. The design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;

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

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

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

6. The design of the subdivision or the proposed improvements are likely to cause serious public health or safety problems;

7. 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 City Council 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.

B. This section shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is granted to the City Council to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

(Ord. 161 § 11-2.117, 1980).

Tentative tract map, parcel map and other subdivision approvals under this article shall be consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan (App. November 30, 1989) relating to siting and siting criteria for hazardous waste facilities.

(Ord. 227 § 3, 1990).

If a division of land contains five or more lots, the City Council shall forward a copy of the conditions of approval of the tentative map to the State and Real Estate Commissioner.

(Ord. 161 § 11-2.118, 1980).

A. The subdivider may appeal from any action of the Advisory Agency with respect to the tentative map, to the City Council.

B. Such an appeal shall be filed with the City Clerk within fifteen days after the action of the Advisory Agency from which the appeal is being taken.

C. Upon the filing of the appeal, the City Council shall set the matter for hearing. Such hearing shall be held within thirty days after the date of filing the appeal, unless the subdivider consents to a continuance.

D. At the time fixed for the hearing, the City Council shall proceed to hear the testimony of the subdivider or of any witness on his behalf on the testimony of the representative of the Advisory Agency or of any witnesses on its behalf. The City Council may also hear the testimony of any other person respecting the character of the neighborhood in which the subdivision is to be located, the kinds, nature and extent of the improvements, the quality or kinds of development to which the area is best adapted, and any other phase of the matter with respect to which it may desire to inquire.

E. Within ten days following the conclusion of the hearing, the City Council shall render its decision on appeal. It may sustain, modify, reject or overrule any recommendations or rulings of the Advisory Agency and make such findings as are not inconsistent with the provisions of the Subdivision Map Act and this title. The hearing on the appeal shall be a public hearing for which notice shall be given in the time and manner provided in Section 66451.3 of the Government Code and Section 16.04.200 of this title.

(Ord. 161 § 11-2.119, 1980).