Signal Hill Municipal Code Ch. 18.13 Finance and Conveyance Maps

A. The purpose of this chapter is to set forth the process for financing and/or conveyances for sites, which have an approved tentative parcel map or tentative tract map. The finance and/or conveyance map shall not create any legal building site(s); a future final map or parcel map shall be processed in order for any development to occur.

B. This criteria shall govern the filing and processing of tentative maps for finance and/or conveyance purposes. Applications for finance and/or conveyance maps (collectively referred to as “finance maps”) may only be accepted under one of the following criteria:

1. A future final map for development purposes must be processed and recorded in order for any development on the site to occur, and this fact is clearly stated on the face of the map; or

2. An approved site plan and design review or conditional use permit is approved for the site, has not expired, and all conditions of approval, expected exactions, and mitigation measures associated with the underlying approval(s) shall be implemented as previously prescribed, or as properly modified, for any development on the property to occur. (Ord. 2015-11-1482 § 1 (part))

“Finance and conveyance map” means a map used to parcelize undivided undeveloped land, parcel maps, or tract maps for non-buildable reasons. (Ord. 2015-11-1482 § 1 (part))

Filing and processing. The finance and conveyance map and all other information required for processing shall be filed with the community development department. Filing fees and deposits shall be those prescribed by resolution of the city council. (Ord. 2015-11-1482 § 1 (part))

A. The form, content and supplementary information that must accompany a finance and conveyance map shall conform to the submittal requirements for tentative maps set forth in Section 18.12.030 of this code except as hereafter provided.

1. Notwithstanding the requirements set forth in Section 18.12.030, the director of community development or designee may waive the following requirements in writing if requested in advance by the applicant:

a. Internal streets and access ways within the boundary of the finance map (with concurrence of the city engineer);

b. Dimensions and location of sidewalks and common areas;

c. Soils and geology report;

d. Regional housing needs statement; and/or

e. Other submittal requirements set forth in Chapter 18.12 Preliminary and Tentative Maps - Filing and Review Procedures, or the Subdivision Map Act, provided, the city engineer determines in advance, that tentative tract or parcel map continues to comply with the spirit and intent of the Subdivision Map Act, the subdivision ordinance, and these subdivision regulations.

2. The following statements must be clearly printed on the face of the proposed finance map: “FOR FINANCE AND CONVEYANCE PURPOSES ONLY.” and “THIS FINANCE MAP DOES NOT CREATE A LEGAL BUILDING SITE. FURTHER APPLICATIONS ARE NECESSARY TO DEVELOP THIS PROPERTY.”

3. If a previously approved tentative map, vesting tentative map, site plan and design review or conditional use permit is in place on the property, the face of the finance map must include the following additional statement in addition to the statement required in Section 18.13.040(2): “THIS FINANCE MAP DOES NOT REMOVE ANY CONDITIONS OF APPROVAL SET FORTH WITH APPROVAL OF SITE PLAN AND DESIGN REVIEW AND TENTATIVE TRACT {'{'}insert case number(s){'}'}, WHICH MUST BE SATISFIED WITH CONTINUED DEVELOPMENT OF THE PROPERTY.” (Ord. 2015-11-1482 § 1 (part))

A. Except as otherwise noted herein, finance maps shall be processed in the same manner and shall be subject to the same requirements as specified for tentative maps in Section 18.12.060 of the Signal Hill Municipal Code. The community development department will distribute copies of the finance map to the appropriate reviewing bodies to determine whether the finance map conforms to the requirements of this chapter, and the Subdivision Map Act.

1. Criteria. The reviewing authority shall base its decision to approve, conditionally approve, or disapprove the proposed finance map on the information required under this chapter, and any additional information reasonably necessary to determine that the property covered by the finance map can be feasibly developed under the existing zoning and general plan designations for the site. At a minimum, the advisory agency/reviewing authority must ensure the following:

a. The parcel (or parcels) of land covered by the finance map meet the minimum size requirements to ensure that future development can meet all applicable site development standards imposed by Title 20 of the Signal Hill Municipal Code;

b. The parcel (or parcels) of land have access from a public road, or access is both feasible and required by a condition of approval for the proposed finance map;

c. The parcel lines do not conflict with any public easements;

d. There are not physical constraints or other issues which may affect the feasibility of future development on the site (e.g., vehicular access, utility service extensions). If necessary in order to adequately evaluate the finance map, additional technical studies (e.g., access study) should be required prior to finding the application complete;

e. The finance map provides sufficient information on future uses and feasibility of future uses to ensure consistency with the general plan and zoning designations for the site;

f. The site is suitable for the future permitted or proposed uses;

g. The finance map provides sufficient information on the subdivision design and future improvements to evaluate its potential impact on the environment in compliance with the California Environmental Quality Act; and

h. There is sufficient information on the subdivision design and future improvements to enable the city to determine whether the finance map complies with applicable water quality standards, particularly with respect to future discharge of waste into the sewer system.

2. Findings. A tentative map for finance and conveyance purposes shall be approved or conditionally approved only if the advisory agency can make the following findings:

a. That the proposed finance map is consistent with applicable general and specific plans and the zoning ordinance;

b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans and zoning ordinance;

c. That the site is physically suitable for the type of development;

d. That the site is physically suitable for the proposed density of development;

e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

f. That the design of the subdivision or type of improvements is not likely to cause serious public health problems;

g. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; and

h. That the requirements of the California Environmental Quality Act have been satisfied.

B. Mandatory conditions of approval. In addition to the standard subdivision conditions of approval applied to all maps for development purposes, the following shall apply to all finance maps:

1. Any submittal requirements which were waived in connection with the finance map in accordance with Section 18.13.040(1) shall be submitted concurrently with the first discretionary application for development of the property covered by the finance map (i.e., with an application for a future final map, a conditional use permit, site plan and design review or specific plan), or shall be submitted as prescribed by conditions of approval already in place with underlying entitlement approvals that govern continued or subsequent development of the property as described on the face of the finance map per Section 18.13.040(4).

2. This finance map is approved for finance and land conveyance purposes only. No applications for building or grading permits shall be accepted for the parcel or parcels created by this finance map until a future final map, a conditional use permit, site plan design and review or specific plan for development has been approved by the city, or as prescribed by conditions of approval already in place with underlying entitlement approval that govern continued or subsequent development of the property as described on the face of the finance map per Section 18.13.040(4). (Ord. 2015-11-1482 § 1 (part))

The approval or conditional approval of a vesting tentative map shall expire at the end of the same time period, and shall be subject to the same extensions as are set forth for tentative maps under Section 18.12.070 of this title. (Ord. 2015-11-1482 § 1 (part))

The approval or conditional approval of a vesting tentative map shall expire at the end of the same time period, and shall be subject to the same extensions as are set forth for tentative maps under Section 18.12.090 of this title. (Ord. 2015-11-1482 § 1 (part))