San Ramon Municipal Code Ch. IV Tentative Subdivision Maps — Five or More Parcels

C5-45. Planning/Community Development department review and referral.

City of San Ramon, CA | Municipal Code 460

The form and contents, submittal and approval of tentative maps for five or more parcels shall be governed by the provisions of this chapter. (Ord. No. 406, § 2, 10-28-2008)

A tentative map shall be prepared in a manner acceptable to the city engineer and shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. The tentative map shall be clearly and legibly drawn on a sheet and contain the following: A. A title which shall contain the subdivision number issued by the County Recorder of Contra Costa County, subdivision name and type of subdivision. B. Contact information of record owners, subdividers and person preparing the map, including registration or license number. C. Boundaries of the subdivision with sufficient information to locate the property. D. The names and numbers of adjacent subdivisions and the names of property owners of adjacent land. E. Date of creation of map, true north point, dimensional and graphic scale, contour interval and source and date of existing contours. F. A statement of present zoning/land use designation and of existing and proposed uses of the property as well as any proposed zoning changes. G. A vicinity map showing roads, adjoining subdivisions and other data sufficient to locate the proposed subdivision and show its relation to the community. H. Existing buildings on or around the property, distances between structures to be retained, and notations of structures to be removed. I. Existing and proposed topography, as well as any ridgelines and creeks shown in general plan to include existing contour lines at intervals of not more than one foot where the slope of the natural ground is one percent or less; two-foot intervals where the slope is greater than one percent, but less than fifty percent; and ten-foot intervals where the slope is greater than fifty percent. The limits of all grading and the proposed grading slopes shall be indicated. Contours shall extend beyond the tract boundaries to show drainage or other conditions on surrounding property which may affect the subdivision. J. Existing trees that are protected under Section D5-6 of the San Ramon Zoning Ordinance shall be clearly marked and all trees six inches in diameter or larger measured at fifty-four inches above ground shall be clearly designated on the tentative map. K. Drainage plan to control both on-site and off-site storm runoff, water courses, channels, existing culverts and drainpipes including existing and proposed facilities for control of storm waters, and data as to the amount of runoff and the approximate grade and dimensions of proposed facilities for control of storm water. L. The location, pavement and right-of-way width, grade and name of existing streets or highways.

City of San Ramon, CA | Municipal Code 461

M. The widths, location and purpose of all existing easements. N. The location and size of existing sanitary sewers, fire hydrants, water mains and storm drains. The approximate slope of existing sewers and storm drains shall be indicated both on site and adjacent to site. The location of existing overhead utility lines on peripheral streets shall be indicated. O. Proposed improvements to be shown shall include but not be limited to: 1. The location, grade, centerline radius and arc length of curves, pavement, right-of-way width and name of all streets. Typical sections of all streets shall be shown right-of-way to right-of- way, and proposed private streets shall be clearly indicated. 2. The location and radius of all curb returns and cul-de-sacs. 3. The location, width, and purpose of all proposed easements. 4. The angle of intersecting streets if such angle deviates from a right angle. 5. The approximate lot layout and the approximate dimensions of each lot and each building site. Engineering data shall show the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, the top and toe of cut and fill slopes to scale, and the number of each lot, and cut and fill quantities. 6. Proposed recreation sites, trails and parks for private use. 7. Proposed common areas and areas to be dedicated to public open space. 8. The location and size of proposed sanitary sewers, fire hydrants, water mains and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated as well as connection to existing systems. 9. A planting plan for slopes, erosion control, street trees, other landscaping fencing and walls. 10. Identification of all parcels within project site and abutting site under Williamson Act Contract and date of expiration. 11. Identification of all parcels contained within the Alquist-Priolo Special Study Zones. P. If the subdivider plans to develop the site in phases, a phasing plan shall be provided. The city engineer may waive any of the above tentative map requirements if the type of subdivision does not need to comply with these requirements, or if other circumstances justify a waiver. City departments may require other drawings, data or information as deemed necessary by the departments to accomplish the purposes of the Subdivision Map Act and this division. (Ord. No. 406, § 2, 10-28-2008)

The tentative map shall be accompanied by the following data and reports: A. Environmental Review. Information shall be submitted as required by the planning/community development department to allow a determination on environmental review to be made in accordance with California Environmental Quality Act. B. Street Names and Addresses. A list of potential street names and addresses for any unnamed street or alley for review by the planning/community development department. Each proposed public street that is a continuation of, or approximately the continuation of, any existing dedicated street shall be given the same name as the existing street. The proposed name of each street shown on the tentative map shall conform to the city policy regarding street names as developed and approved by the planning director. C. Geotechnical Reports. Three copies of a preliminary soils report prepared by a civil engineer/engineering geologist, licensed to practice in the state of California, which includes

City of San Ramon, CA | Municipal Code 462

mitigation measures to alleviate any identified problems. The requirement for a report may be waived by the city engineer. D. Geotechnical Report. If the subdivision is within an Alquist-Prido Special Study Zone established by the State of California, a geological report prepared by an engineering geologist licensed to practice in the State of California, complying with the requirements of the Alquist-Priolo Act shall be submitted. E. Title Report. A legal description and a preliminary title report issued within six months prior to filing the application. F. Drainage and Hydrology Report. Three copies of a preliminary report detailing the method of control of storm water, including data as to amount of runoff, and the approximate grade and dimension of the proposed facilities. G. Stormwater Control Plan. Three copies of a report detailing how the proposed development will comply with the criteria in the most recent version of the Contra Costa Clean Water Program Stormwater C.3. Guidebook. An operation and maintenance plan for the proposed measures shall be included with the Control Plan. A Stormwater Maintenance Agreement between the developer and the city shall be required prior to recordation of the final map. The city engineer and the planning director may modify the above requirements or require other information and reports prepared by qualified professionals in order to evaluate the map for conformance with the California Environmental Quality Act (CEQA), city and state regulations, the general plan, and other city-adopted plans and policies. Additional required reports may include, but are not limited to, a traffic study report prepared pursuant to Section C4-2 et seq. of the San Ramon Municipal Code, biological assessment, and a noise contour map for the proposed development. (Ord. No. 406, § 2, 10-28-2008)

The proposed tentative map together with all accompanying data and reports shall be submitted to the city engineer for preliminary review as to minimum compliance with the form, content and supporting data requirements of Sections C5-42 and C5-43. Within ten calendar days the city engineer shall advise the applicant whether the proposed application package is in substantial conformance with the requirements of sections C5-42 and C5-43 or, if not, what modifications are needed and what additional information or material should be included. Thereafter the applicant may formally submit the application for tentative map approval. However, the application shall not be considered filed until the date it is accepted as complete under provisions of the Permit Streamlining Act (Government Code Section 65920 et seq.). (Ord. No. 406, § 2, 10-28-2008)

C5-45. Planning/Community Development department review and referral.

The tentative map shall be received for filing by the planning/community development department after the applicant has met with the city engineer as required by section C5-44. Applicant shall provide the number of copies of the tentative map and application materials as deemed necessary by the planning director who shall forward copies to affected city departments, public agencies, and utilities for review and comment. This transmittal shall include notification of the time, date, and place of a preliminary meeting with the applicant to discuss any responses received and other recommendations with the parties involved. A notice of the meeting shall be mailed to all property owners and occupants of all buildings within the proposed subdivision and to all property owners within three hundred feet of the property and occupants of all buildings abutting the property which is proposed to be subdivided. (Ord. No. 406, § 2, 10-28-2008)

City of San Ramon, CA | Municipal Code 463

The planning director shall review the application for completeness and accuracy before it is accepted as being complete and officially filed. This review shall conform to all provisions of the Permit Streamlining Act (Govt. Code Sections 65920 et seq.), shall be based on applicant's compliance with the requirements of this division, and shall be conducted in accord with the procedures set forth in Section D6-18 of the San Ramon Zoning Ordinance. (Ord. No. 406, § 2, 10-28-2008)

A committee, consisting of the planning director, city engineer, parks and community services director and city manager or their representative shall review all comments received from affected public agencies, utilities and the city, and discuss these as appropriate with the subdivider and make appropriate recommendations. (Ord. No. 406, § 2, 10-28-2008)

A. Notice of Public Hearings. Upon determining that the application and environmental review are complete, the planning/community development department shall set a date for a public hearing before the planning commission, provide notice as required by Section C5-45 of this chapter and prepare a report with recommendations. B. Action. The planning commission shall approve, conditionally approve or deny the tentative map within fifty calendar days after the tentative map has been accepted as complete under Section C5-46 or within such other periods allowed under the Government Code. C. Factors to be considered. In determining whether to approve or disapprove an application for a tentative map, the planning commission shall apply only those ordinances, policies, and standards in effect on the date the application is accepted as complete under section C5-46 or as otherwise allowed under Government Code Section 66474.2. D. Approval. 1. The tentative map may be approved or conditionally approved by the planning commission if it finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code. 2. The planning commission may modify or delete any of the conditions of approval recommended in the planning/community development department's report, and may add additional requirements as a condition of its approval. 3. If no action is taken by the planning commission within the time limits specified in this chapter, the tentative map, as filed, shall be deemed to be approved if it complies with the general plan, any applicable adopted specific plans TITLE D, Zoning, on file in the city offices, and all other applicable provisions of the Subdivision Map Act and this code. E. Denial. The tentative map may be denied by the planning commission on any of the grounds provided by the Subdivision Map Act or this code. The planning commission shall deny approval of the tentative map if it makes any of the following findings: 1. That the proposed map is inconsistent with the general plan or any applicable specific plan, or other applicable provisions of this code. 2. That the design or improvement of the proposed subdivision is inconsistent with applicable general and specific plans (Government Code Section 66474.61 (b))

City of San Ramon, CA | Municipal Code 464

3. That the site is not physically suitable for the type of development.
   4. That the site is not physically suitable for the proposed density of development.
   5. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the foregoing, the planning commission may approve such a tentative map if an environmental impact report was prepared with respect to the project and a finding was made that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report.
   6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems.
   7. That 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 planning commission 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. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the planning commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
   8. Subject to Government Code Section 66474.4, that the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (commencing with Section 51200 of the Government Code) and that the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use.

(Ord. No. 406, § 2, 10-28-2008)

Any applicable time limits for acting on the tentative map may be extended by mutual consent of the subdivider and the planning commission, or the city council. A waiver of applicable time limits may be required to permit concurrent processing of related project approvals or environmental review on the same development project. (Ord. No. 406, § 2, 10-28-2008)

A. The subdivider or any interested person or agency may, within ten calendar days after the decision, file an appeal in writing with the city clerk. B. The city council shall consider the appeal at a duly noticed public hearing within thirty calendar days after the date of filing of the appeal, unless the appellant consents to a continuance. The city council shall render its decision within ten calendar days following conclusion of the hearing. C. The council may sustain, reject or overrule any recommendations or rulings of the planning commission and may make any findings that are consistent with the provisions of the Subdivision Map Act or this division. D. If the city council fails to act upon an appeal within the time limits set forth in this chapter, the decision of the Planning Commission on the tentative map shall be deemed to be affirmed or denied insofar as it complies with the Subdivision Map Act, this chapter and this code. (Ord. No. 406, § 2, 10-28-2008)

City of San Ramon, CA | Municipal Code 465

A. The approval or conditional approval of a tentative map shall expire thirty-six months from the time of its approval by the planning commission or city council. However, if in connection with a tentative map for which the developer elects to file multiple final maps pursuant to Section C5- 62, the subdivider is made subject to a requirement to construct or improve or finance the construction or improvement of public improvements outside the boundaries of the tentative map in an amount calculated under Government Code Section 66452.6, or if the tentative map is on property subject to a development agreement executed pursuant to Chapter XI of this division, then the expiration date shall be extended in accordance with Section 66452.6 (a) of the Government Code. An extension to the expiration date may also be approved as provided in Section C5-52 of this chapter. B. The period of time specified in subsection A of this section shall not include any period of time during which a lawsuit has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of a tentative map only if a stay of the time period is approved by the planning commission. C. After service of the initial petition or complaint upon the city, the subdivider shall, in writing to the planning director, request a stay in the time period for the tentative map. Within forty calendar days after receiving the request, the planning commission shall either stay the time period for up to five years or deny the requested stay. The request for the stay shall be considered at a public hearing with notice to the subdivider and to the appellant, and upon conclusion of the hearing, the planning commission shall, within ten calendar days, render its decision. The subdivider or any interested person may appeal action of the planning commission on the stay to the city council within ten calendar days of such action, in accord with Section C5- 50 of this chapter. D. The period of time specified in Subsection A of this section shall not include any period of time during which the city has adopted a moratorium on processing or approving applications as provided by Government Code Section 66452.6. (Ord. No. 406, § 2, 10-28-2008)

A. Request by Subdivider. The subdivider may request an extension of the expiration date of the approved or conditionally approved tentative map by written application to the planning/community development department. The application shall state the reasons for requesting the extension. A request shall be filed no later than thirty calendar days prior to the tentative map expiration date. B. Planning Commission Action. The planning/community development department shall review the request, determine whether a public hearing is required based on changing conditions in the area, and submit the application for the extension, together with a report, to the planning commission for approval, conditional approval or denial at the next scheduled planning commission meeting. A copy of the department's report shall be forwarded to the subdivider prior to the planning commission meeting on the extension. After conducting a public hearing or reviewing the request, the planning commission may approve or deny the requested extension. Regardless of the date of the planning commission meeting at which this matter is considered the time extension, if any, shall be deemed effective from the date of expiration. C. Time Limit of Extensions. The time at which the tentative map expires may be extended by the planning commission for a period or periods up to not exceeding a total of three years. D. Appeal of Extension. The subdivider or any interested person may appeal any action of the planning commission on the extension to the city council in accordance with Section C5-50 of this chapter. If the city council does not act within the time limits set forth in Section C5-50, the City of San Ramon, CA | Municipal Code 466

decision of the planning commission on the extension shall be deemed to be affirmed or conditionally approved as approved by the planning commission, insofar as the tentative map complies with the Subdivision Map Act, this chapter and other applicable provisions of this code. (Ord. No. 406, § 2, 10-28-2008)

A. Minor amendments to the approved or conditionally approved tentative map or conditions of approval may be approved by the planning director upon application by the subdivider, provided: 1. No units, buildings sites, or structures are added. 2. Changes are consistent with the intent and spirit of the original tentative map approval. 3. In accordance with the General Plan and Zoning Ordinance. 4. There are no resulting violations of this or any other code. B. The amendment shall be indicated on the approved or conditionally approved tentative map and certified by the planning director. Amendments to the tentative map conditions of approval which, in the opinion of the planning director, are not minor, shall be presented to the planning commission for its approval. Processing shall be in accordance with the provisions for processing a tentative map as set forth in this chapter. Any approved amendment shall not alter the expiration date of the tentative map, but extensions may be granted under the provisions of section C5-52 of this chapter. (Ord. No. 406, § 2, 10-28-2008)

C5-54 through C5-60. Reserved. -