Division 1 — TENTATIVE MAPS

At a minimum, each tentative map submitted to the city must contain the following information:

• (A) The tract number of a subdivision.

• (B) The date, north arrow, and scale.

• (C) A sufficient legal description of the land to define the boundaries of the proposed division of land.

• (D) A key map indicating the location of the proposed division of land in relation to the surrounding area.

• (E) The name and address of the record owner, the subdivider, and the civil engineer or licensed surveyor under

whose direction the map was prepared, including the registration number of the engineer or surveyor and the names and addresses of all operators of the utility systems of the subdivision.

• (F) The existing topography of land proposed to be divided using contour intervals as follows:

• (1) One foot when the slope of the ground is less than 5%;

• (2) Two feet when the slope of the ground is between 5% and 10%;

• (3) Five feet when the slope of the ground is between 10% and 25%; and

• (4) Ten feet when the slope of the ground is greater than 25%.

• (G) At least every fifth contour of topography described above must be clearly labeled and indicated so as to be distinctive. Contours of adjacent land must also be shown whenever the surface features of such land affect the design and/or improvement of the proposed division. The tentative map must contain a statement by the person preparing the map stating the source of information used to develop the contours shown on the map.

(H) The approximate location and outline to scale of each building or structure on the property proposed for division. Buildings or structures on adjacent property must also be shown if such buildings or structures affect the design of the proposed subdivision. Each building shown must be identified by house number or other identifying feature, including a notation on each building, structure, fence, wall, tree row, and land use to be retained.

(I) The approximate location of all areas subject to inundation or storm water overflow and the location, width, and direction of flow of each watercourse and existing flood control district channels within ½ mile of the exterior boundaries of the subdivision.

(J) Descriptions of the proposed source of water supply and the proposed method of sewage disposal.

(K) A proposed method, and plan for storm water disposal in accordance with the Ventura County Storm Water Urban Impact Mitigation Plan ("SQUIMP") requirements.

(L) The approximate location of each area covered by trees, with a statement of the nature of the cover and the kind and approximate location of all trees standing within the boundaries of proposed public rights-of-way.

(M) The location, width, approximate grade, and curb radii of all existing and proposed streets and highways within and adjacent to the proposed subdivision.

(N) The width, purpose, and approximate location of all existing and proposed easements or rights-of-way, whether public or private, within and adjacent to the proposed subdivision, as well as the approximate radius and arc length of each centerline curve.

(O) The approximate lot layout and the approximate dimensions and net area of each lot and building site. Engineering data must 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. All lot lines must be located at the top of the slopes.

(P) The proposed areas for public use.

(Q) The angle of intersecting streets or highways if such angle deviates from a right angle by more than four degrees.

(R) The location of all cut and fill slopes, or a separate grading plan.

(S) Each street shown by its actual street name or by a temporary name or letter for purpose of identification until the proper name of such street is determined.

(T) The name or names of any geologist or soils engineer whose services were required in the preparation of the design of the tentative map.

(U) A geologic soils report prepared by a civil engineer, registered by the State of California, based upon adequate test borings or excavations, unless the Engineer or designee determines that, due to information the Engineer has regarding the qualities of the soil of such subdivision or lot, no preliminary analysis is necessary.

(1) If the preliminary soil report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the person filing the tentative map must submit a soils investigation of each lot within the subdivision, prepared by a California-registered civil engineer, who must recommend corrective action likely to prevent structural damage to each dwelling proposed to be constructed on the expansive soil.

(2) The Engineer, or designee, must approve the soils investigation if determined that the recommended action is likely to prevent structural damage to each dwelling to be constructed and must require that the approved recommended action be incorporated in the construction of each dwelling as a condition to the issuance of a building permit.

(V) A geologic hazards report, if the Engineer finds that a written geological hazards report is necessary to determine whether the property to be divided is subject to an existing or potential geological hazard. Such report is prepared by a registered engineering geologist and must state:

(1) Whether the proposed plan is feasible;

• (2) Proposed solutions for all known hazardous conditions or problems;

• (3) The location and lot numbers of any test borings;

• (4) The effect of the geology on the proposed development and on adjacent properties; and

• (5) A description of specific locations in which development may create hazardous conditions.

• (W) Through the application review process, the Engineer or Director may require that additional information be included on the tentative map to provide important or necessary disclosures or other information.

(Ord. 1102, passed 6-7-04)

(A) Tentative maps must be filed with the Director on forms provided by the Planning Department and in accordance with procedures established by that Department.

(B) The Director and Engineer will preliminarily review the tentative map application for completeness and required compliance with CEQA. Within 30 days after receiving a tentative map application, the Director must inform the applicant in writing whether the application is deemed complete.

(Ord. 1102, passed 6-7-04)

The Director must send notice of the tentative map application to other city departments, schools, utility companies, and other agencies that may have an interest in the tentative map application for the purpose of receiving comment from those departments, companies, and agencies.

(Ord. 1102, passed 6-7-04)

Within ten days after a tentative map is filed, the Director must send notice to the governing board of any elementary, high school or unified school district within the boundaries of which the subdivision is proposed to be located. Such notice must contain information about the location of the proposed subdivision, the number of units, density and any other information which would be relevant to the affected school district. Failure of the school district to respond within 20 days after receiving notice is deemed approval of the proposed subdivision by the school district. (Ord. 1102, passed 6-7-04)

(A) Upon deeming an application complete, the Director must forward the tentative map and any associated applications to the Design Review Committee for review in accordance with this code.

(B) The Design Review Committee will review and evaluate each tentative map for compliance with this title, the General Plan, any applicable Specific Plan or Planned Development, the Act, and the city's development policies.

(C) The Director will report to the Planning Commission identifying the extent to which the tentative map complies with this article and recommending that the Planning Commission approve, conditionally approve, or deny the tentative map application.

(Ord. 1102, passed 6-7-04)

(A) The Planning Commission must hold a public hearing in accordance with this chapter to consider the tentative map application.

(B) At the conclusion of the public hearing, the Planning Commission must determine the extent to which the tentative map complies with this article and recommend to the City Council whether to approve, conditionally approve, or deny the tentative map application.

(Ord. 1102, passed 6-7-04)

(A) Upon receiving the Planning Commission's recommendation, the City Clerk will schedule a public hearing before the City Council in accordance with this title.

(B) During the hearing, in addition to any other evidence, the City Council will consider the Planning Commission's recommendation.

(C) At the conclusion of the public hearing, the City Council must determine the extent to which the tentative map complies with this article and approve, conditionally approve, or deny the tentative map application. (Ord. 1102, passed 6-7-04)

All actions by the Director, Planning Commission, and City Council must occur within the time limits specified in Cal. Gov’t Code §§ 66452.1 and 66452.2 and Cal. Pub. Res. Code § 21151.5.

(Ord. 1102, passed 6-7-04)

(A) In acting to approve or conditionally approve a tentative map, together with the provisions for its design and improvement, the City Council must find that the proposed subdivision is:

• (1) Consistent with the Santa Paula General Plan;

• (2) Consistent with any applicable Specific Plan or Planned Development;

• (3) Consistent with the provisions of this title;

• (4) In the interest of public health and safety; and

• (5) Is a necessary prerequisite to the orderly development of the surrounding area.

• (B) The findings apply to the entire subdivision; to each proposed parcel within the subdivision; and any designated remainder parcel.

(C) For condominium conversions, the City Council must make the additional findings as set forth in this article.

(Ord. 1102, passed 6-7-04)

(A) A tentative map application must be denied if the City Council finds any of the following findings consistent with Cal. Gov’t Code § 66474:

• (1) The proposed map, or the design or improvement of the proposed subdivision, is not consistent with the General Plan or Specific Plans as specified by Cal. Gov’t Code § 65451;

(2) The proposed map, or the design or improvement of the proposed subdivision, is not consistent with an applicable General Plan or Specific Plan;

• (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 proposed;

• (5) The design of the subdivision or the proposed improvements will likely cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat;

• (6) The design of the subdivision or type of improvements will likely 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. The City Council may approve a tentative map, however, if it finds that alternative easements will be provided, and that these will be substantially equivalent to the ones previously acquired by the public. All easements must be recorded or established by court order; or

(8) The proposed subdivision is not consistent with all applicable provisions of this title. (Ord. 1102, passed 6-7-04)

The City Council may also deny a proposed tentative map based on any of the following findings:

(A) The proposed subdivision is not compatible with surrounding development in terms of density, patterns of development, access, or other consideration;

(B) The city's cost of providing infrastructure support or services outweigh any benefits associated with the subdivision.

(Ord. 1102, passed 6-7-04)

(A) The City Council may deny a proposed tentative map if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Cal. Gov’t Code §§ 51200 et seq.) and the resulting parcels following a subdivision of that land would be too small to sustain their agricultural use.

(B) For purposes of this section, land is presumed to be in parcels too small to sustain their agricultural use if the land is: less than ten acres in size in the case of prime agricultural land; or less than 40 acres in size in the case of land which is not prime agricultural land.

(C) For purpose of this section, agricultural land is presumed to be in parcels large enough to sustain their agricultural use if the land is: at least ten acres in size in the case of prime agricultural land; or at least forty acres in size in the case of land which is not prime agricultural land.

(D) A subdivision with parcels smaller than those specified in this section may be approved if either of the following findings are made:

(1) The parcels can nevertheless sustain an agricultural use permitted under the contract, or are subject to a written agreement for joint management pursuant to Cal. Gov’t Code § 51230.1, provided that the parcels which are jointly managed total at least ten acres in size in the case of prime agricultural land or 40 acres in size in the case of land which is not prime agricultural land.

(2) One of the parcels contains a residence and is subject to Cal. Rev. and Tax. Code § 428; the residence has existed on the property for at least five years; the landowner has owned the parcels for at least ten years; and the remaining parcels shown on the map are at least ten acres in size if the land is prime agricultural land, or at least 40 acres in size if the land is not prime agricultural land. In such case, no other homesite parcels may be created on any

remaining parcels under contract for at least ten years following the creation of a homesite parcel pursuant to this section.

• (E) This section does not apply to land subject to a contract when any of the following occurred:

• (1) A local agency formation commission approved annexation of the land to the city and the city will not succeed to the contract as provided in Cal. Gov’

• (2) Written notice of nonrenewal of the contract was served before March 7, 1985, as provided in Cal. Gov’t Code § 51245;

(3) Written notice of nonrenewal of the contract was served on or after March 7, 1985, as provided in Cal. Gov’t Code § 51245, and, as a result of that notice, there are no more than three years remaining in the term of the contract;

(4) The City Council granted tentative approval for cancellation of the contract as provided in Cal. Gov’t Code § 51282.

• (Ord. 1102, passed 6-7-04)

In acting to approve a tentative map, the City Council may impose conditions on map approval in accordance with the Act and this title to, among other things, achieve the objectives of the General Plan, ensure consistency with the provisions of this Code, and mitigate against adverse environmental impact.

(Ord. 1102, passed 6-7-04)

The decision of the City Council to approve, conditionally approve, or deny a tentative map is final and, unless otherwise specified, effective upon the date such decision is rendered.

(Ord. 1102, passed 6-7-04)

(A) The following changes to an approved tentative map may be requested:

• (1) Adjustments to the locations of lot lines and improvements, provided no new lots are created.

• (2) Reduction in the number of approved lots.

• (3) Any changes to the conditions of approval.

• (B) Changes other than as set forth in this section require a new tentative map application.

• (C) A subdivider may request changes to an approved tentative map or its conditions of approval before the city

records the map. Such a request must be made on forms provided by the Director and be accompanied with payment of required fees.

(D) The application for a change to an approved tentative map or map conditions is processed in the same manner as the tentative map.

(E) The City Council must make the following findings, as applicable, to make any proposed changes to a previously approved tentative map:

• (1) A material mistake of facts was made in the deliberations leading to the original approval; or

• (2) A change of circumstances has occurred which affects conditions related to the original approval.

• (F) Modification of an approved tentative map or its conditions of approval does not extend the time limits applicable to the filing of a Final Map.

• (Ord. 1102, passed 6-7-04)

(A) Except as otherwise specified by a development agreement or pursuant to Cal. Gov’t Code § 66452.6(a)(1), a tentative map expires 24 months after the date the map was approved.

(B) The person filing the tentative map may request an extension, pursuant to Cal. Gov’t Code § 66452.6(e), or stay, pursuant to Cal. Gov’t Code § 66452.6(c) of an approved tentative map by filing a written application with the Director before the map's expiration date. The application must state the reasons for requesting the extension or stay. Such application must be filed at least fifteen (15) days before the tentative map's expiration date.

(C) The Planning Commission will either approve, conditionally approve or deny extension requests. Within 40 days after receiving an application for a stay, the Planning Commission must either approve the requested stay for a period not exceeding five years or deny the application.

(D) Each extension of tentative map approval or conditional approval may be allowed for a period not exceeding one year from the anniversary date of the map's original approval. The total time of extensions cannot exceed five years. A stay may be for the period of time during which a lawsuit involving the tentative map is or was pending in a court of competent jurisdiction, not to exceed five years. The ultimate length of the extension or stay must be consistent with the Act.

(E) Modifications of a tentative map after approval or conditional approval cannot extend the time limits imposed by this section, unless an extension or stay is specifically granted.

(Ord. 1102, passed 6-7-04)