San Diego Municipal Code Div. 2 Tentative Map Regulations

The purpose of these regulations is to regulate the preparation and filing of tentative maps and related documents within the City of San Diego and to supplement the provisions of the Subdivision Map Act. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

The tentative map shall comply with all ordinances, policies, and standards in effect on the date the City has determined that the application is complete pursuant to California Government Code Section 65943. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

The proposed subdivision shall be consistent with the applicable land use plan. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Tentative maps shall be required to phase development in accordance with the build-out period and schedule of the applicable land use plan and council policies. Building permits shall be issued annually for residential dwelling units in accordance with the applicable community plan capital improvements, phasing, and public facilities financing programs. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(a) Tentative maps shall be conditioned to assure that all public facilities are constructed before development as specified in the Capital Improvement Program portion of the applicable land use plan and applicable City Council policies. (b) Improvements may be required that qualify for subsequent partial reimbursement of the cost in accordance with the Subdivision Map Act, Chapter 4, Article 6. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Ch. Art. Div.
14 4 2 1

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

Tentative maps of property in the Planned Urbanized Communities may be approved if they comply with one of the following conditions.

(a) Tentative maps of property in the Planned Urbanized Communities may be
approved if the following conditions are required to be met before final map
or parcel map approval:

(1) An implementation program for financing public improvements, or a
financing plan for public facilities, and a development phasing
program have been approved by the City Council;
(2) Assessment districts or Facilities Benefit Assessments have been
proposed to finance necessary public improvements; and
(3) Confirmation of 1911-13 Act Assessment Districts or the Resolution
of Designation for Facilities Benefit Assessments have been adopted
by the City Council.
(b) Tentative maps of property in Planned Urbanized Communities may be
approved before development of an implementation program for financing
public improvements in accordance with Section 125.0442 if the subdivider
enters into a binding Development Agreement with the City by which the
subdivider consents to future establishment of any necessary assessment
districts covering the subject community financing plan area and by which the
subdivider consents to payment of an estimated facilities benefit assessment
fee at the time of building permit issuance. The Development Agreement
shall provide for the possibility of an under payment or over payment of the
estimated fee and for reimbursement of a portion of, or supplementation of,
the fees as may be required. The resolution approving the tentative map shall
specify all such conditions.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)

Ch. Art. Div. 14 4 2 2

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

The proposed subdivision shall meet all of the requirements of the Subdivision Map Act and the requirements of the Land Development Code unless specific waiver is granted in accordance with the provisions of the Land Development Code. The design of new subdivisions shall make adequate provision for the proper development of adjacent lands and the provision of public services to the community. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

The proposed subdivision lots shall be designed as follows: (a) All lots shall have frontage on a street that is open to and usable by vehicular traffic or shall have direct vehicular access to the street or other access to a dedicated public street approved by the City Engineer;

(1) Two or fewer dwelling units shall have a minimum 15-foot-wide direct
vehicular access.

(2) More than two dwelling units shall have a minimum 20-foot-wide
direct vehicular access.
(b) All lots shall meet the area, frontage, width, and depth requirements of the
applicable zone or shall comply with the standards as specified in a Planned
Development Permit approved with the tentative map;
(c) Where existing improvements in the proposed subdivision are proposed to be
retained, the lots shall be designed so that the improvements conform to
regulations for lot coverage, setbacks, side yard or rear yard regulations; and
(d) Lots shall be designed to provide for brush management as required in Section
142.0412.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.)
(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)

Ch. Art. Div.
14 4 2 3

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

Geotechnical reports are required as follows: (a) A preliminary soils report is required for all subdivisions and a more detailed soils investigation may be required by the City Engineer under the conditions described in the Subdivision Map Act, Chapter 4, Article 7. The requirement for a preliminary soils report may be waived by the City Engineer after a determination that additional information regarding soils of the subdivision is not needed; (b) In addition to the requirement for a preliminary soils report, a geological reconnaissance report that addresses potential geologic hazards may be required by the City Engineer; and (c) Where unstable conditions are indicated, the City Engineer may require that these conditions be addressed in a final engineering geology report. The final engineering geology report, including specific mitigation measures, shall be incorporated in the detailed construction plans as a condition of final map or parcel map approval. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

The proposed subdivision shall be designed and conditioned as follows: (a) Subdivisions shall connect to a dedicated and improved street and shall make provision for dedication of necessary public rights-of-way, including streets, pedestrian ways, separate bicycle ways, utility easements, and transit routes, as provided in the Subdivision Map Act, Chapter 4, Article 3, within or adjacent to the subdivision. An unimproved street or public transit route covered by a bonded agreement or permit assuring its improvement may be treated as an improved street or public transit route in assessing compliance with this section; (b) Less than full width streets or alleys lying along the boundary of a subdivision may be dedicated if it is practical to require the dedication of the remaining width when the adjoining property, which would also use the public right-of-way, is subdivided. Such portion of a street shall be distinctly designated upon the map or plat as being only a portion of a street and not the full width street; (c) Access shall be provided to adjacent undeveloped areas by streets, alleys, or other public ways as may be necessary to provide for future use and public safety;

Ch. Art. Div. 14 4 2 4

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

(d) Subdivisions shall provide for the continuation of existing streets in adjoining or adjacent subdivisions insofar as these may be necessary for public access requirements. Streets shall be extended to the boundary of the subdivision to provide suitable access to adjoining property; (e) Public rights-of-way and improvements shall conform to the current standard design requirements as approved by the City Engineer; (f) Where it is in the interest of public safety or the general welfare to limit the access to any street, highway, or easement, the subdivider may be required to waive direct access rights to any such street, highway, or easement from any abutting property shown on the parcel map or final map; (g) Whenever any subdivision of land is bounded on any side or in any way by the Pacific Ocean, San Diego Bay, or any public body of water in the City of San Diego, there shall be dedicated upon and by such map or plat, a street along the ocean front, bay, or body of water. All such streets, and those streets leading to the ocean front, bay, or body of water shall extend to and be open to the mean high tide line; (h) Whenever the subdivision contains land that has been identified as a route for local transit facilities in the applicable land use plan or in any transit agency adopted plan, the subdivision shall be required to provide the necessary reservation, dedication or irrevocable offer of dedication, for the public right-of-way. In residential subdivisions, the requirement for dedication shall be limited to those subdivisions having a development potential of 200 or more dwelling units or containing 100 or more acres. This dedication shall be limited to transit facilities that primarily serve the subdivision and shall include dedications for local stations, associated parking, bus turnouts, and appurtenant facilities. This requirement will not be applicable to condominium conversions or structures that are 5 or more years in age and which do not involve the addition of new units. In residential subdivisions having a development potential of fewer than 200 dwelling units or containing fewer that 100 acres, a reservation requirement shall be made as appropriate; and (i) Whenever a subdivision contains land that has been identified as a route for a bicycle path in the applicable land use plan, the subdivision shall be required to provide the necessary dedication or irrevocable offer of dedication for the necessary and safe public right-of-way if the subdivision contains 200 or more parcels. When fewer than 200 parcels are involved, a bicycle path reservation shall be provided as feasible. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Ch. Art. Div.
14 4 2 5

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

The subdivider shall improve public rights-of-way and perform land development work as required in this article and in accordance with the conditions of the resolution approving the tentative map as follows: (a) Streets in and adjacent to all lots within the subdivision shall be improved in accordance with adopted land use plan policies and the Land Development Manual;

(b) Pedestrian access shall be provided along all streets and to all lots within the
subdivision in accordance with adopted land use plan policies and the Land
Development Manual;

(c) The subdivider shall provide street trees as required by Chapter 14, Article 2,
Division 4 (Landscape Regulations);
(d) Storm drains and drainage channels shall be constructed in accordance with
policies established by the City Council to adequately control storm waters
originating on or upstream from the subdivision and to convey these storm
waters to a suitable discharge satisfactory to the City Engineer;
(e) Public transportation improvements shall be constructed and financed in
accordance with adopted land use plan policies to adequately support the
development of public transportation programs and to fulfill any traffic
mitigation requirements of the project’s environmental review;
(f) Masonry walls or fences shall be required adjacent to public rights-of-way or
flood control channels, railroads, freeways, expressways, major streets and
other streets where necessary or desirable for the protection of public health,
safety, and welfare; and
(g) Any private improvements existing or to be installed in public right-of-way
shall require Encroachment Maintenance and Removal Agreements in
accordance with Section 129.0715.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 11-28-2005 by O-19444 N.S.; effective 2-9-2006.)
(Amended 1-23-2013 by O-20235 N.S.; effective 2-22-2013.)

Ch. Art. Div. 14 4 2 6

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

The payment of fees may be required for defraying the cost of constructing bridges or major thoroughfares, including public transit facilities, in accordance with the conditions stipulated in the Subdivision Map Act, Chapter 4, Article 5 and Chapter 14, Article 3, Division 5 (Parking Regulations). These facilities shall be consistent with the applicable land use plan. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

No reservation for public rights-of-way shall be offered for dedication unless such offer includes any necessary slope easements required for the ultimate development of the public right-of-way, and no such reservation shall be accepted for dedication by the City until improvements therein are constructed pursuant to the requirements of the San Diego Municipal Code.

The City Engineer, or other designee of the City Manager, may accept on behalf of the City Council streets and roads, or portions thereof, into the City street system and record conveyances to the City of real property interests for street and road uses and purposes. No street shall be accepted into the City street system and open to public use until improvements are constructed pursuant to the requirements of the San Diego Municipal Code. (Added 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 5-5-2015 by O-20481 N.S.; effective 6-4-2015.)

Where utilities already exist, new subdivisions shall be designed so that the utilities are in proper locations or else provide for their reconstruction in locations approved by the utility agencies concerned. (a) Sewer and water service shall be provided to each lot connecting to the City or City-approved sewer and water systems. Water systems shall provide for fire flow required to service the entire subdivision. Individual sewer or water systems may be recommended by the City Engineer in subdivisions of lots or less where the installation or extension mains to connect to the existing City systems would be impractical. In such cases, contracts shall be executed for installation of future permanent facilities. (b) Privately owned utilities shall be provided as follows. (1) Unless otherwise specified herein, all privately owned utility systems and service facilities needed to serve the subdivision shall be installed underground.

Ch. Art. Div.
14 4 2 7

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

(2) The subdivider shall make arrangements with each of the utility
companies for the installation of all new underground facilities and
relocation to an underground position of existing facilities within the
boundary of the subdivision or within the abutting public rights-of-
way. All work shall be in conformance with the operating company’s
rules and regulations on file with, and approved by, the California
Public Utilities Commission. Transformers, terminal boxes, meter
cabinets, pedestals, concealed ducts and other facilities necessarily
appurtenant to the underground utilities may be placed above ground.

(3) All subdivisions in agricultural zones and single dwelling unit
residential zones that consist of four lots or less are exempt from the
requirement to convert existing overhead utility facilities to an
underground location if the conversion would not constitute an
extension of an existing underground system. For subdivisions that
include a Planned Development Permit, this exemption may be
considered on a project by project basis.

(4) The provisions of this section shall not require undergrounding of
power transmission lines of 60,000 volts or more.

(5) The subdivider or public utility company may apply for waiver of the
requirements of this section as part of an application for the tentative
map. The decision maker may waive the requirements of this section
in accordance with section 144.0242.

(c) Street lights shall be provided in accordance with the standards established in
the Street Design Manual of the Land Development Manual. Residential
subdivisions containing four dwelling units or less are exempt from the
subdivision requirement to install a new street light.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 1-23-2013 by O-20235 N.S.; effective 2-22-2013.)
(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)

Ch. Art. Div. 14 4 2 8

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

The payment of fees may be required to defray the cost of planned drainage facilities or planned sewer facilities in accordance with the Subdivision Map Act, Chapter 4, Article 5. The plan for the facilities within the local drainage or sewer service area in which the subdivision is located must be adopted by the City Council at least 30 calendar days before the imposition of the requirement for payment of fees. (Renumbered from Sec. 114.0421 on 6-19-2000 by O-18814 N.S.)

and Service Facilities

(a) Purpose. The installation of utilities underground benefits the public through
the minimization of the visual and functional impact of utility systems and
equipment on streets, sidewalks, and the public realm, and the enhancement of
quality of life. However, there are circumstances where a waiver of the
undergrounding requirement in section 144.0240(b) would be appropriate, in
accordance with section 144.0242(c).

(b) Process. Requests to waive the undergrounding requirement in Section
144.0240(b) shall be considered concurrently with the approval of a tentative
map or amendment thereto. Supporting facts for a decision to grant a waiver
shall be documented in the findings for tentative map approval.

(c) Waiver. A request for waiver of the requirements in section 144.0240(b) will
be considered based on documentation provided by the applicant
demonstrating that one or more of the following factors are applicable to the
development:

(1) Adverse timing or planning considerations:

(A) The conversion involves undergrounding of utilities that are
already scheduled to occur in the near term as a utility
company financed undergrounding project or as part of the
City’s utility underground program; or

(B) The conversion involves a short span of overhead facility (less
than a full block in length) and would not represent a logical
extension to an underground facility.

(2) Inordinate cost to the development taking into consideration:

Ch. Art. Div.
14 4 2 9

San Diego Municipal Code Chapter 14: General Regulations (12-2019)

(A) Whether the conversion would involve substantial investment
in temporary facilities such as cable poles or temporary
recruiting;

(B) Whether the conversion would require a significant amount of
work to occur offsite of the development as a result;

(C) Whether the cost of conversion would increase the cost per unit
for proposed residential development by more than one
percent; or

(D) Whether regardless of the conversion, a large transmission line (60,000 volts or larger) would still remain overhead.

(3) The requested waiver will not create a long term visual or functional
impact to any streets, sidewalks or the public realm in conflict with
adopted land use plan policies.

(d) Appeals. A decision to approve or deny a waiver, excepting a decision of the
City Council, may be appealed to a higher decision maker by filing an appeal
of the tentative map action in accordance with section 112.0506 or 112.0508
as applicable.
(“Waiver of the Requirements to Underground Privately Owned Utility Systems and
Service Facilities” added 1-23-2013 by O-20235 N.S.; effective 2-22-2013.)
(Amended 5-5-2015 by O-20481 N.S.; effective 6-4-2015.)

Sites needed for public facilities within a proposed new subdivision, including school sites, shall be reserved to the City or other responsible public agency in accordance with the Subdivision Map Act, Chapter 4, Article 4. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Ch. Art. Div. 14 4 2 10

San Diego Municipal Code Chapter 14: General Regulations (1-2014)

Article 4: Subdivision Regulations