§ 9-503

The purpose of this Chapter is to establish the form, contents, submittal, and procedures for approval of all Tentative Maps, including Tentative Maps for divisions of land into five or more parcels and Tentative Parcel Maps for divisions of land into four or fewer parcels or where a Tentative Map is not required.

A subdivider shall file an application for a Tentative Map or Tentative Parcel Map with the Planning Division in a form determined by the Zoning Administrator. The application shall be accompanied by the materials specified below and any additional materials that the Zoning Administrator determines necessary to fulfill the requirements of this Ordinance and the Subdivision Map Act and the required fee.

(a)

Tentative Map or Tentative Parcel Map Requirements. The Tentative Map or Tentative Parcel Map shall be prepared by a by a California-registered civil engineer or California-licensed land surveyor duly licensed to

practice land surveying and must contain the following information, unless waived by the Director of Public Works:

(1)

The subdivision name or number, date, north arrow, scale, and reference to the County datum with a sufficient legal description to define boundaries of the proposed subdivision and a vicinity map showing the location of the subdivision and County boundaries.

(2)

The name and address of the record owner, the subdivider, and the civil engineer or land surveyor under whose direction the map was prepared, including the registration or license number of the engineer or surveyor.

(3)

Topography, using contour intervals of one foot or less where ground slope is five percent or less, and contour intervals of five feet or less where ground slope is greater than five percent. Contours of adjacent land must also be shown whenever the surface features of such land affect the design and/or improvement of the proposed subdivision. The Tentative Map must contain a statement by the person preparing the map stating the source of contours shown on the map.

(4)

The location and outline to scale of each structure on the property proposed for division. Each structure that is to be retained must be so noted.

(5)

Approximate boundaries of areas subject to inundation or stormwater overflow, and the location, width and direction of flow of all watercourses with a reference to the sources of this information.

(6)

Approximate location of all trees and tree masses, 12 feet or more in height or with a diameter at breast height (DBH) of 12 inches of more, standing within the boundaries of the subdivision.

(7)

The locations, widths, grades and names of all existing or proposed streets, alleys, pedestrian ways, bicycle paths, transit facilities, railroad rights-of-way and grade crossing, and other rights-of-way within and adjacent to the subdivision, and the radius of each centerline curve. All streets and alleys intended to be private must be clearly so designated.

(8)

The location and dimension of all known existing easements and reserves and all proposed public easements.

(9)

The location of existing utilities, sewers, drainage ditches and other drainage facilities located in, or adjacent to, the proposed subdivision.

(10)

The approximate lot layout and the approximate dimensions of each lot and of each building site, the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, and the top and toe of cut and fill slopes to scale.

(11)

Proposed plan and easements for drainage and for handling stormwater.

(12)

Statement of the present use, zoning district(s), and the proposed use(s), including areas to be reserved for public or semi-public use.

(13)

Proposed plans and easements for water, sewer, storm and provision for sewer disposal and storm drain handling.

(b)

Accompanying Information. The following information, data and reports shall be submitted with, but not on, the Tentative Map or tentative Parcel Map:

(1)

Construction grading and construction drainage permit applications, including all of the information required by Chapter 9-812, Grading and Drainage Permits.

(2)

A preliminary soils report.

(3)

Preliminary geologic and seismic safety reports for Tentative Maps that are within geologic or seismic hazard areas or in hillside areas.

(4)

A preliminary archaeological survey for Tentative Maps within an area of cultural significance, including but not limited to, prehistoric or historic archaeological sites, buildings, structures, objects, and unique cultural resources.

(5)

An acoustical analysis may be required by the Zoning Administrator to demonstrate compliance with the standards of the General Plan.

(6)

The characteristics of all proposed parks, open spaces and school facilities, including the methods of land acquisition, improvement and maintenance.

(c)

The Zoning Administrator may waive the submittal of any of the reports required by Subsection (b) upon determining that adequate information exists in County records regarding the area involved and that no additional analysis is necessary.

(d)

The Zoning Administrator may require additional development-related applications be filed concurrently with the submittal of a Tentative Map application.

(a)

Determination of Complete Application. The Zoning Administrator shall determine whether the application for approval of a Tentative Map or Tentative Parcel Map is complete within 30 days from receipt of the application. The Tentative Map shall be accepted as complete only when the Zoning Administrator determines that:

(1)

All maps and information required by this Ordinance and the Subdivision Map Act have been submitted, checked and accepted as complete is determined to be consistent with the General Plan and any applicable Specific Plan;

(2)

All information required to conduct environmental review in compliance with the California Environmental Quality Act and the County's environmental review regulations has been submitted; and

(3)

The required fees and deposits have been paid.

(b)

Department Referral. The Zoning Administrator shall forward copies of the proposed map to all affected public agencies, including the Director of Public Works. The affected public agencies may, in turn, forward their findings and recommendations to the Zoning Administrator.

Tentative maps and Tentative Parcel Maps shall be processed either as Minor Subdivisions or Major Subdivisions pursuant to Section 9-501.050, Review and Approval Procedures. The Zoning Administrator shall report the results of the action to the subdivider and transmit a copy of the Parcel Map or Tentative Parcel Map and a memorandum setting forth their decision to the Director of Public Works.

(a)

Expiration. The approval or conditional approval of a Tentative Map or Tentative Parcel Map shall be valid for 24 months from the date of its approval within which time the Final Map may be presented to the Board of Supervisors for acceptance and recordation unless a 24-month extension is granted for a total of 48 months, as is allowed pursuant to the Subdivision Map Act. In addition, an extension to 48 months is allowed if certain funds are required to be expended or off-site improvements constructed, pursuant to Government Code Section 66452.6.

(b)

Effect of Expiration. The expiration of the approved or conditionally approved Tentative Map or Tentative Parcel Map shall terminate all proceedings and no Final Map of all or any portion of the real property included within the map shall be filed without first processing a new Tentative Map. Approval, processing and recording of the Tentative Map may occur after the expiration date if the signed Final Map and Public Improvement Agreement (if required) are submitted to the Director of Public Works prior to the expiration date.

(c)

Extensions.

(1)

Request for Extension. Prior to the expiration of the Tentative Map or tentative Parcel Map, the subdivider may request in writing to the Zoning Administrator an extension of the map's expiration date. Payment of applicable fees is also required. Upon such request, the map shall automatically be extended for 60 days or until the application for extension is approved, conditionally approved, or denied, whichever occurs first.

(2)

Zoning Administrator Action. The Zoning Administrator shall review the request for extension of the expiration date pursuant to this section, and shall either:

(A)

Approve,

(B)

Conditionally approve, or

(C)

Deny the request.

(3)

Limitations. The County cannot grant requests for extensions of time that exceed the period(s) of time allowed under the Subdivision Map Act.

Chapter 9-504 - Vesting Tentative Maps