Santa Clara County Municipal Code Part 2 Tentative Maps

(a) A tentative map for a subdivision for which a final map or a parcel map is required shall be clearly and legibly drawn.

(b) The sheet size shall be preferably 18 inches by 26 inches, but in no case larger than 24 inches by 36 inches. If necessary, more than one sheet should be used. The map shall be of such scale, preferably one inch equals 100 feet, as to show clearly all details thereof. The map shall be prepared by a registered civil engineer or licensed land surveyor, and shall contain the following information:

(1) The proposed subdivision name or other designation.

(2) Sufficient description to define the location and boundaries of the proposed subdivision.

(3) Names, addresses, and signatures of record owners, subdivider, and name of engineer or surveyor under whose direction the map was prepared.

(4) Locations, names and present widths of adjacent streets, highways and ways.

(5) The locations, proposed names, rights-of-way widths, and approximate grades of all streets, highways and ways in the subdivision.

(6) The locations and approximate widths of all easements for access, water system, flood control, drainage, sewage, or public utilities.

(7) Approximate radii of all curves.

(8) Approximate dimensions of all lots.

(9) Approximate boundaries of areas subject to inundation or storm water overflow and of all areas covered by water and the location, width and direction of flow of all watercourses, flowing or dry.

(10) Existing structures to remain, wells, pipelines, sewage disposal installations and any other existing use or uses of the property.

(11) Proposed uses of the property and an outline of proposed restrictions, if any.

(12) Public areas proposed, if any.

(13) In areas to be developed or improved with roads, existing and proposed contours shall be drawn to intervals as follows:

Contours shall be accurate to within one-half a contour interval. In areas not to be developed, greater intervals may be permitted which shall be extended into adjacent property a sufficient distance to establish proper topographical relationships. Adequate cross-sections and profiles may be required depending on the extent of proposed grading.

(14) Where a parcel is traversed by a watercourse, contours describing the watercourse shall be drawn to intervals as follows:

Provide accurate topographic information to show exact center line of watercourse, top of low and high banks, direction of flow and existing obstructions within and adjacent to the watercourse. Where a watercourse lies outside of a parcel, but the top of bank lies within 25 feet of the property line, show exact location of the top of bank relative to property line.

(15) Statement of the dedications and improvements proposed to be made or installed.

(16) Typical cross-sections of all streets (not less than two sections) showing any existing road widths and surfacing, proposed road widths and maximum cuts and fills at intervals not exceeding 500 feet. They shall accurately depict topographic conditions not less than 100 feet outside the future rights-of-way. The vertical dimensions of cuts and fills on each section shall be shown.

(17) Date, north point and scale.

(18) A site location sketch indicating the location of the proposed subdivision in relation to the surrounding area or region.

(19) The approximate known soil or geologic hazard areas.

(20) Provisions for drainage and flood control which are proposed.

(Ord. No. NS-1203.35, § 4, 3-13-78)

(a) Each lot shall have an area equal to or greater than that required by the Zoning Ordinance or as allowed or required under other applicable regulations, such lot area to be sufficient for the house, setbacks, yards, septic tank and well, if required, and any necessary cuts or fills and drainage facilities. The size and shape shall be such that any necessary permits can be issued under normal review procedures based upon application of ordinance requirements and acceptable design principles. Future street openings and street extensions for traffic circulation must be provided. Lots typically shall have frontage on only one street where practicable, but may have double frontage when necessary because of natural terrain features.

(b) Lots shall have frontage on a street or legal access to a right-of-way as the principal vehicle access to the lot.

(c) The side lines of lots will be required to run at right angles to the street upon which the lot faces, as far as practical.

(d) Where practicable, residential lots adjacent to a major collector street or highway which is planned for four or more lanes shall be designed to front on a street one lot depth removed from the major street or highway, or an intersecting side street.

(e) Corner lots shall have extra width, sufficient to permit the maintenance of building setback lines on both front and side streets. Ordinarily, the width required will be the amount of the established building setback lines on the side street plus a reasonable building width plus such side yard width as may be required by law for the interior side of the lot.

(f) All lots shall be suitable for the purpose for which they are intended to be sold.

(g) All lots shall be designed to provide the maximum in safety and human enjoyment while taking advantage of the best natural building sites. Trees of significant value and the natural contours of the land shall be preserved as much as possible.

(h) Where lots have frontage on a roadway which is not designed to permit parking, off-street parking shall be provided. Either individual lot or common parking areas may be used. Common parking areas to serve several dwelling units shall be designed for two spaces per dwelling unit, exclusive of garage or carport. If common parking areas are not used, each lot shall be improved to provide off-street parking spaces for four cars in addition to parking provided within garages or carports. Driveways may be used to provide this parking.

(i) Lot widths have a significant effect on aesthetics and improvement cost. To avoid undesirable narrow, deep lots and to achieve a reasonable balance in lot design and improvement costs, lots (except cluster developments) generally shall have a maximum depth to width ratio of three-to-one.

(Ord. No. NS-1203.35, § 4, 3-13-78; Ord. No. NS-1203.124, § 13, 12-13-16)