Sebastopol Municipal Code Ch. 16.20 Preliminary Maps

The intent of the City in requiring preliminary maps for certain subdivisions is to facilitate and expedite the filing and approval of tentative subdivision maps required by this chapter, in an effort to save time and money for the subdivider by providing a mechanism for early design direction and advice to an applicant.

A preliminary map shall be required for all subdivisions creating 10 or more lots, or in the case of condominium or conversion projects, 10 or more units, except as provided in SMC 16.12.010. Subdividers for subdivisions of fewer than 10 lots or units may utilize this procedure at their option.

Preliminary maps shall be drawn to a size of 24 by 36 inches and a scale of not more than 100 feet to one inch. If the subdivision includes more than one sheet, the overall design of the subdivision shall be shown on a single 24-inch-by-36-inch sheet on a smaller scale. Preliminary maps shall contain the following information:

A. Names and addresses of record owner, subdivider and individual or firm preparing the drawing.

B. Location, names and widths of adjoining streets including existing pavement markings (lines), driveways (on both sides of the street) and intersections within 100 feet of the project site.

C. Location, names and widths of all proposed streets and an indication as to which streets will be dedicated and which ones will be privately maintained.

D. Proposed lot layout, total number of lots, numbered lots, common and open spaces, and total area of the parcel.

E. Proposed uses of all land.

F. Approximate contour lines. U.S. Geological Survey topographic maps may be used when available.

G. Scale, north arrow and date.

H. Perimeter boundary width bearings and distances from record information.

I. An areawide drawing at a scale acceptable to the City Engineer showing the relationship of the subdivision to the surrounding area, including the approximate contour lines of developable parcels.

J. Existing easements, structures which will remain on the property and terrain features such as significant trees, watercourses, and other significant physical features.

K. A statement or plan indicating how water (domestic and fire protection), sewer services and storm drains will be provided, and the type and extent of grading.

L. Where the area proposed to be subdivided comprises only a portion of the area under the same ownership, the preliminary map shall include additional areas, or all areas, under the same ownership and a reasonable development scenario for such additional areas.

M. If adjacent properties are developable, an areawide plan showing reasonable street locations and interconnections with those properties.

N. Other information necessary to complete preliminary review.

For each subdivision for which a preliminary map is required, the subdivider shall transmit a letter to the Planning Department accompanied by 16 prints of the preliminary map. Supplemental information may be required to complete staff review. Receipt of the letter, prints of the preliminary map by the Planning Department, as well as any required supplemental information, and payment of any and all applicable fees as established by resolution of the City Council, shall constitute filing for purposes of this section.

The Planning Department shall transmit copies of the preliminary map to the City Engineer and other affected departments for review and comment. The Planning Department shall transmit all comments in writing to the applicant. Review shall include an evaluation of the consistency of the preliminary map with applicable State and local requirements and should be completed within 30 days. Any and all such comments are intended to provide guidance to the subdivider in order to facilitate the filing of a tentative map. The comments shall not be construed as approval of any features set forth on the preliminary map, including, but not limited to, density, lot layout, street layout and width, and open space. The filing of a preliminary map is not a “project” for the purposes of the California Environmental Quality Act.