Solvang Municipal Code Ch. 3 Subdivision Procedures

A. All persons desiring to subdivide land in the city, or their agents and representatives, shall first inform the city manager of their proposed subdivision in accordance with the provisions of section 12-7-4 of this title.

B. Prior to the preparation of the tentative map, the subdivider or his or her engineer or surveyor shall consult with representatives of the city charged with review of such maps to determine requirements affecting the basic design of the subdivision such as zoning regulations, connections with existing streets and pertinent subdivision standards.

C. Prior to the first meeting of the subdivision committee at which the tentative map is to be considered, the subdivider or his or her engineer or surveyor is encouraged to consult with representatives charged with review of such map to discuss details of the subdivision, and obtain preliminary departmental recommendations in an effort to reach agreement on such recommendations, bearing in mind that such recommendations may be modified by action of the subdivision committee. Before filing a tentative map, the subdivider may file a preliminary map in accordance with procedures for such maps adopted by the city council.

(Ord. 86-37, 1986)

A. Submission of Map. Sixteen copies of the tentative map, prepared in accordance with the Subdivision Map Act and the provisions of this title shall be submitted to the Community Development Director who shall examine such map and accompanying material for compliance with the law and with this title.

B. Acceptance by Community Development Director. If the Community Development Director finds that all requirements of the law and of this title are met as to form and as to the date and information to be shown thereon and furnished therewith, he or she shall stamp, date and sign all copies of the map and the map shall be considered received as of the date so shown. The Community Development Director shall not find that the requirements of the law have been met unless the tentative map is accompanied by an approved negative declaration (ND) or environmental impact report (EIR) covering the proposed land division or a claim that the proposed land division qualifies under a categorical exemption has been approved by the Planning Division.

C. Accompanying Documents. At the time a tentative map is submitted to the Community Development Director, it shall be accompanied by:

1. Fees in amounts to be determined by resolution of the City Council to cover the costs of processing a subdivision map;

2. Two copies of a preliminary report of a title insurance company. If the subdivider is not the owner, he or she shall also submit evidence that he or she has authority from the owner to subdivide the property;

3. Eight copies of a letter addressed to the advisory agency requesting approval of the tentative map and submitting essential information concerning the following:

a. Subdivision development plan including existing and proposed uses of land and proposed zoning, including areas reserved or offered for open space, park or recreational use;

b. A list of the street improvements the subdivider proposes to install, such as paving, curbs and gutters, sidewalks, street trees, street name signs, stop signs, street lighting and fire hydrants;

c. A copy of his or her application to the City for City sewer and water service;

d. Other utilities which are to serve the subdivision. The subdivider shall submit with the tentative map a copy of a letter to each utility company and agency requesting submission of utility easement requirements to the Community Development Director and a copy of the reply of each affected utility company and agency. The subdivider shall be responsible for furnishing all maps required for review by utility companies and public agencies;

e. Proposed drainage and flood control easements and facilities not shown on the tentative map, both within and outside of street rights-of-way, including methods of controlling erosion;

f. Where any exceptions to the requirements of any applicable zoning or subdivision regulations are contemplated, such as lot area, lot width or front, side or rear yards around buildings, the subdivider shall so indicate either in the letter or on the map, giving reasons therefor. Failure to so indicate shall be evidence that no such exceptions are intended.

4. A preliminary soil report prepared by a civil engineer registered as such by the state and based upon test borings or excavations deemed adequate by the City Engineer. Such preliminary soil report may be waived by the City Engineer if, because of knowledge he or she has as to the soil qualities of the subdivision or lots in question, the City Engineer shall determine that no preliminary analysis is necessary.

5. A preliminary geological report by an engineering geologist, certified as such by the state, may be required by the City Engineer.

6. A preliminary grading plan showing the location and magnitude of all cuts and fills that will result from the street and lot development of the proposed subdivision shall be provided when natural slopes of 10% or steeper occur within the area to be subdivided.

D. Copies Forwarded to Agencies. After endorsing all copies of the tentative map as having been received, the Community Development Director shall immediately forward copies of the map and accompanying letter as follows:

1. City Engineer (1 map, 1 letter, 1 preliminary title report);

2. County Health Officer (1 map, 1 letter);

3. County Flood Control Engineer (1 map, 1 letter);

4. City Fire Chief (1 map, 1 letter);

5. Santa Ynez Union high school superintendent of schools (1 map);

6. Solvang elementary school district superintendent (1 map);

7. Santa Ynez River Water Conservation District. No. 1 (1 map, 1 letter);

8. City Manager (1 map, 1 letter);

9. Planning Division (1 map, 1 letter);

10. Planning and Development Department of the County (1 map, 1 letter); and

11. The District Engineer of the State Division of Highways if the subdivision is adjacent to an existing state highway or to a state highway alignment approved by the State Highway Department (1 map).

E. Investigations—Reports. The department or agency listed in subsection D of this section shall make a written report to the advisory agency as to any recommendations it may have with respect to the subdivision and its bearing on the functions of that department or agency. One copy of each such report shall be forwarded by the department or agency to the subdivider and one copy to the engineer at least five days prior to the date the advisory agency is to take action.

F. The advisory agency shall approve, conditionally approve, or disapprove the tentative map within the time allowed by the applicable provisions of the Subdivision Map Act, or within any additional time agreed to by the subdivider. The advisory agency shall report its action, in writing, to the City Council, and shall send copies of its reports to the subdivider, the subdivider's engineer and to each department or agency of the county concerned with conditions of approval imposed by the advisory agency. At this time, the advisory agency shall indicate all streets which are not intended to be offered for dedication as public streets on the final map, and all streets which are to be offered for dedication but not to be accepted at the time of approval of the final map.

G. One copy of the approved tentative map, together with a statement of the action of the advisory agency, including any conditions under which the map was approved, shall be forwarded by the Community Development Director to the City Council and to the Division of Real Estate.

(Ord. 86-37, 1986; Ord. 22-0355 §§ 137—141; Ord. 26-0393, 4/13/2026)

A. The tentative map shall be drawn at such scale (preferably not less than 1″ = 100′) as to show all details and dimensions clearly and shall show:

1. The number of the subdivision, date, north point, scale, acreage of tract, number and average size of lots, and sufficient description to identify the property to be subdivided with respect to maps or documents of record;

2. Names and addresses of the subdivider and the registered engineer or licensed surveyor;

3. A small-scale vicinity map portraying and orienting the boundaries of the proposed subdivision with respect to surrounding areas and roads;

4. The exterior boundary line of the proposed subdivision conforming with existing records, with essential information as to dimensions and bearings;

5. The location, names, widths, approximate grade and curve radii of all existing and proposed roads, streets and alleys within the subdivision and of all existing roads, streets, and alleys and street intersections along the boundaries of the subdivision;

6. The location, width, nature and status of all existing and proposed easements, reservations, and rights-of-way, whether or not of record, to which the property within the subdivision is or will be subject. Where of record, each shall be clearly identified by reference to the accompanying preliminary title report;

7. Approximate lot layout with lot dimensions and numbers on each lot;

8. The location of any existing buildings or structures within the proposed subdivision and a notation as to which buildings or structures are to be removed. If any structure or building is to remain, setback distances from the lot lines shall be shown;

9. Contour lines at five-foot intervals where average slopes exceed 6% and at two-foot intervals where average slope is less than 6%. Contour lines should extend 100 feet beyond the tract boundary. Data for elevations shall be indicated on the map;

10. The location, width, depth, and direction of flow of all existing watercourses and watercourses proposed to be established into which stormwaters are to be discharged and the approximate boundaries of areas subject to inundation;

11. Streets, parks and other areas to be offered for dedication;

12. Typical cross section of proposed streets, with improvements if at variance with city standards;

13. Typical lot grading and drainage plans showing finished ground floor elevations and methods of conveying drainage water from the lot, unless first waived in writing by the City Engineer.

B. The advisory agency is hereby authorized to apply, among others, the following requirements as conditions to approval of a tentative map or lot split plat if, in the opinion of the advisory agency, the location and nature of the subdivision or lot split and the proposed street widths, grades and alignments indicate the need for such requirements:

1. Improvement of streets with curbs, gutters, cross-gutters, sidewalks, paving, street name signs, stop signs, street lights, fire hydrants and street trees, and provision for their maintenance, and installation of utilities underground as provided by Chapter 8-6 of this code;

2. Revision and alignment of streets to provide access to adjacent properties or to connect with existing or proposed streets outside the subdivision;

3. Offer of dedication for public use of all streets and other parcels of land for public use;

4. Connection to existing sewage systems. Submission of information for design of utilities, and installation of fire hydrants recommended by the Fire Chief;

5. Erosion control planting and structures, with provision for the maintenance of planting until growth is established;

6. Support of cut and fill slopes by adequate retaining walls of concrete or masonry or other material approved by the City Engineer;

7. On-site and off-site drainage and drainage structures including underground pipelines, necessary to the proper use, protection and maintenance of streets and other property;

8. Off-tract improvements wherever, in the opinion of the advisory agency, such improvements are required for the health, safety and welfare of the prospective residents of the subdivision or where conditions necessitating such improvements are caused or aggravated by the proposed subdivision;

9. Widening and improvement of existing roads abutting the subdivision;

10. Installation of fences, walls, planting and maintenance of trees and shrubs where lots rear upon an existing or proposed road right-of-way, railroad or property used for public purposes. Planting strips may be required, where appropriate;

11. Submission of a final grading plan showing the finish grade of all building pad areas, and the location of all proposed structures thereon, the depth, extent and slope of all cuts and fills and the finish grades of streets and structures prior to consideration of the final map. Except in unusual circumstances, this condition shall not be applied to lot splits;

12. Applications to render services to the subdivision and its occupants including, but not limited to, street lighting districts, sewer and water and mosquito abatement and control districts;

13. If the preliminary soil report, in the case of a subdivision, or a field inspection, in the case of a lot split, indicates the presence of critically expansive soils or other soil problems, which if not corrected would lead to structural defects, a soil investigation shall be made and prepared by a civil engineer registered as such by the state of each lot in the subdivision. The investigation shall include a recommendation or recommendations for corrective action which is likely to prevent structural damage to each dwelling proposed to be constructed. Such corrective action may be required by the City Engineer or, in lieu thereof or in addition thereto, other reasonable corrective action approved by the City Engineer may be required as a condition for the issuance of any building permits for buildings on such unsafe soil in the subdivision. Appeal from such determination of the City Engineer shall be to the City Council;

14. Retention of specimen trees or other trees determined to be of historical or scenic value.

C. The following, among others, shall be cause for disapproval of a tentative map or lot split plat, but the tentative map or lot split plat may nevertheless be approved in spite of the existence of such conditions where circumstances warrant:

1. Easements or rights-of-way along or across proposed city streets which are not expressly subordinated to street widening, realignment or change of grade by an instrument in writing recorded, or capable of being recorded, in the office of the County Recorder; provided, however, that the city engineer may approve such easements or rights-of-way without such subordinations. Easements or rights-of-way shall not be granted along or across proposed City streets before filing for record of the final subdivision map by the County Recorder, unless the City Engineer shall approve such grants. If the City Engineer does not grant such approvals within 14 days from the date they were requested, they shall be deemed to have been refused. Appeal from refusal of the City Engineer to grant such approvals may be made in writing to the City Council, which may overrule the city engineer and grant such requested approvals in whole or in part;

2. Lack of adequate width or improvement of access roads to the property; creation of a landlocked lot or parcel without frontage on a street or other approved ingress and egress from the street;

3. Cuts or fills having such steep slopes or great heights as to be unsafe under the circumstances or unattractive to view;

4. Grading or construction work on any proposed street or lot. Grading or construction work shall not be commenced prior to approval of the final map by the City Council without specific authority granted by and subject to conditions approved by the City Council;

5. Potential creation of hazard to life or property from floods, fire or other catastrophe;

6. Nonconformance with any officially adopted general plan of the City or with any alignment of a state highway officially approved or adopted by the State Highway Commission;

7. Creation of a lot or lots which have a ratio of depth to width in excess of three to one (3:1);

8. Subdivision designs with lots backing up to watercourses.

D. A tentative map or lot split plat shall not be approved if the Planning Commission or City Council makes any of the findings set out in Government Code Section 66474(a) through (g). A tentative map shall not be approved if the Planning Commission or City Council finds that the tentative map is not consistent with any provisions of the applicable zoning ordinance.

E. Prior to recordation of the final map, the subdivider shall furnish the following information to the City Manager, the City Manager's designee, the City Engineer, the Community Development Director, Flood Control Engineer and Building Official:

1. Complete plans and specifications, including elevations and grades, for any roads, culverts, drainageways, bridges or structures necessary for drainage, erosion control, traffic circulation or public safety;

2. Any other information required by the conditional approval of the advisory agency.

F. When submitting a tentative map for the subdivision of only a portion of an owner's tract of land, the subdivider, unless otherwise directed by the Subdivision Committee, shall submit a possible future development plan of remaining portions of the tract on a topographic map. This plan shall indicate a general layout of streets in dotted or dashed lines and shall be clearly labeled. "Not a Part." Approval of the tentative map shall not constitute approval of the possible future development plan.

(Ord. 86-37, 1986; Ord. 22-0355 § 142; Ord. 26-0393, 4/13/2026)

After the approval of the tentative map by the city council, the subdivider may cause a final map to be prepared. It shall be prepared in accordance with the completed survey of the subdivision based upon a field survey of the boundaries of the subdivision made as required by law. It shall comply with all other applicable laws and with these regulations:

A. Sizes and Material. The final subdivision map shall be clearly and legibly drawn upon tracing cloth or polyester film of good quality. All lines, letters, figures shall be printed or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. The size of the sheets of tracing cloth shall be 18 by 26 inches, leaving a margin of one inch from the edges of the sheets. The tract number and all drawings, affidavits, certificates, acknowledgments, endorsements, acceptances of dedication, and notarial seals must be within the marginal line. The scale shall be not less than one inch equals 60 feet unless approved otherwise by the city engineer to show the details clearly and enough sheets shall be used to accomplish this end. Each sheet shall be numbered to include a graphic seal. The relation of one sheet to another shall be clearly shown and the number of sheets used shall be set forth in the title of the map.

B. Title. The first sheet shall contain the tract number conspicuously placed. Below the tract number shall be a subtitle consisting of a general description of all the property being subdivided, by reference to deeds or to maps which have been recorded or to official United States surveys. References to tracts and subdivisions shall be spelled out and worded identically with original records, with complete reference to proper book and page of such record.

Maps filed for the purpose of reverting subdivided land to acreage shall be so designated on the title sheet by an appropriate note containing the words "Map of Vacation" followed by "Reversion to Acreage."

Every sheet, other than the title sheet, shall bear the tract number (but no subtitle), scale, north point, the basis of bearings and sheet number.

C. Certificates. A certificate of the licensed surveyor or civil engineer, accompanied by his or her seal, shall appear certifying to the accuracy of the final map and of all data shown thereon. In addition, there shall be such other certificates as may be required by law including:

1. Certificate of owner, consenting to subdivision.

2. Certificate of owner, offering to dedicate streets and other lands and reserving the right to convey easements to public utilities as shown on such map.

3. City clerk's certificate indicating official approval of map and acceptance of dedications.

4. Certificate of city engineer indicating that map complies with law.

5. Certificate of the county recorder accepting the map for recordation.

D. Surveying Data for Lots. Sufficient data shall be shown to determine readily the bearing and length of every lot line, block line and boundary line. Linear dimensions shall be expressed in feet and decimals of a foot. Dimensions of lots shall be given as the net dimensions to the boundaries of adjoining streets. Lots containing 1/2 acre or more shall show net acreage to nearest hundredth. Length, radius and total delta of all curves and the bearing of radial lines to each nontangent curve shall be shown. No schedules shall be used; all data shall be shown upon the line or segment of curve to which it pertains. Bearings and distances shall be given for all lines.

E. Surveying Data for Streets. The map shall show the center lines of all streets, the total width of each street, the width of the portion being dedicated, and the width of existing dedication, and the widths each side of the center line, also the width of railroad rights-of-way, flood control or drainage channels, and of any other easements appearing on the map. Where streets are to be private it shall be noted "Not a Public Street," the side lines of lots shall be shown as solid lines to center line of street and side lines of streets shown as broken lines.

F. Record Easements. The map shall show the lines of all easements to which the lots are subject. If the easement is not definitely located of record, a statement of the easement shall appear on the title sheet. Easements for storm drains, sewers and other purposes shall be denoted by fine dashed lines. Distances and bearings on the side lines of lots which are cut by an easement shall be narrowed or so shown that the map will indicate clearly the actual lengths of the lot lines. The width of the easement or the lengths and bearings of the lines thereof and sufficient ties to locate the easement definitely with respect to the subdivision shall be shown. The easement shall be clearly labeled and identified, and if already of record, proper reference to the records given. Easements for public utilities shall be so designated on the final map. If an easement is being dedicated by the map, it shall be properly set out in the owner's certificate of dedication.

G. Existing Monuments. The map shall show clearly what stakes, monuments, or other evidence was found on the ground to determine the boundaries of the tract. The corners of all adjoining subdivisions or portions thereof shall be identified by lot number, tract number, and place of record with all found monuments being shown with measured data thereto (where measured data are different from record data, both shall be shown), or by section, township and range, or by other proper designation.

H. Established Lines. Wherever the city engineer or the county has established the center line of a street or alley, that data shall be shown on the final map, indicating all monuments found and making proper references to field books or maps bearing records of surveys of such monuments. If the points were reset by ties, that fact shall be stated. The map shall show all city boundaries crossing or adjoining the subdivision clearly designated and tied in.

I. Lot and Block Identification. There shall be no separate identification by individual blocks within a subdivision. All lots within a subdivision shall be numbered consecutively without omission or duplication of numbers, except street "denial" strips shall be shown as parcels with an alphabetical letter designation for each. Each lot shall be shown entirely on one sheet.

J. Private Restrictions. Any private restrictions to be shown on the plat or reference to them made therein shall be accompanied by proper acknowledgments of owners and mortgagees accepting such restrictions.

K. Open Spaces. All open spaces shall be designated by the letters "O.S." or words "open space" on the map.

(Ord. 86-37, 1986)

A. A final map shall be recorded within 24 months from the date of the approval of the tentative map by the city council, unless a time extension is granted as provided by state law.

B. To record a final map, a subdivider shall submit to the city engineer two prints of the proposed final map; traverse sheets giving latitudes and departures, showing the mathematical closure within the allowable limits of error of the exterior boundaries of the tract, blocks to the center of adjoining streets and all lots whose closure is not ascertainable from the map without trigometric calculations; and the city engineer's checking fees as the same are established by the city council.

C. The city engineer shall examine the map as to its technical accuracy, conformity with the approved tentative map and compliance with all applicable laws and regulations. In the event the city engineer determines that there is noncompliance, the subdivider shall cause the map to conform, shall comply with the regulations or shall petition for approval of changes or alterations.

D. Where the subdivider desires to obtain approval of alterations on the final map from the approved tentative map or of changes made in conditions imposed as conditions of approval of the tentative map, he or she shall petition, in writing, the subdivision committee for its recommendation on such alterations or changes and submit with the petition the number of final map prints requested by the city engineer. Changes and alterations shall be approved in the same manner as the original tentative map was approved.

E. Each department or agency affected by conditions of approval imposed on the subdivision shall file written clearance notices with the city engineer certifying that the requirements of the department or agency have been satisfied. The city engineer shall also obtain written notice from the city clerk that all required bonds for cash deposits have been received by him or her. When the city engineer is satisfied that the map is technically correct, conforms to the approved tentative map or any approved alterations thereof and complies with all applicable laws and regulations, the city engineer will notify in writing the engineer who prepared the map and request delivery of the original tracing of the final map. Upon receipt of the original tracings of the final map and upon receipt of written notice that all departments and agencies have certified that their requirements have been satisfied and all bonds or cash deposits have been received by the city clerk, the city engineer shall execute his or her certificate on the original tracing of the final map as provided in Government Code section 66442 and will transmit the same to the city clerk for filing for approval. The city council shall approve the map at its next regular meeting if it conforms with all the requirements of applicable laws and regulations made thereunder. The city council shall, at that time, also accept or reject any or all offers of dedications and shall, as a condition precedent to the acceptance of any streets or easements or other dedications for public purposes, require the subdivider tomake or agree to make such improvements as are required by law and regulations adopted pursuant thereto.

F. When the final map and all cash deposits and bonds and all conditions have been approved, the city clerk shall execute his or her certificate on the final map as provided in Government Code section 66464. Unless otherwise provided by the county, if the final map or parcel map is not subject to section 66493, after the approval by the city of a final map of a subdivision or a parcel map, the city clerk shall transmit the map to the county recorder. If a final map or parcel is subject to section 66493, after all certificates and security required under section 66493 have been filed and deposited with the clerk of the board of supervisors and approved by the county, the clerk of the board of supervisors shall certify that the certificates have been filed and deposits have been made and shall transmit the final map or parcel map to the county recorder.

(Ord. 86-37, 1986)

At the time of submission of the tentative map for a subdivision the subdivider shall offer to dedicate all streets, highways and ways for public use, but the city council may, at its discretion, or upon the recommendation of the advisory agency, accept such streets, highways or ways as it deems necessary for public purposes. At its own discretion or upon recommendation of the advisory agency that certain streets should not be offered for dedication, the city council may waive the requirement of the offer of dedication of such streets or some of them. All streets not accepted and made public shall be designated upon the final subdivision showing such streets by letters "Not a Public Street" printed plainly and legibly within the lines of the streets upon each sheet whereon such streets are shown.

(Ord. 86-37, 1986)

A. The subdivider or owner of the land embraced by every subdivision map and by every map of dedication shall, before presenting any final map to the city council make, execute, acknowledge and deliver to the city council, in consideration of the acceptance of dedication, a valid warranty agreement and contract to improve all streets, highways and ways offered for public use, designating the same by the name and an appropriate description thereof, such improvements to consist of such structures, improvements and equipment as may be deemed necessary by the city council for the use of such streets, highways and ways or the proper drainage thereof and may include domestic water supply, sewers, street grading and drainage, street lighting, street surfacing, sidewalks, curbs, storm drains, culverts and bridges when not covered by cash deposits or bonds of other public agencies. Actual work thereon shall be commenced not later than 90 days after the date the subdivision map is recorded, and all work shall be fully completed on or before two years after the date of such recordation. These time limits may be extended, by the city council upon recommendation of the planning commission, for additional one year periods for good cause shown subject to conditions imposed to protect and preserve the public health, safety or general welfare. The warranty agreement and contract shall specifically warrant and guarantee, among other things, that all street, water, sewer and storm drain improvements and equipment deemed necessary for the use of such subdivision or the proper drainage thereof and including, but not limited to, street surfacing, sidewalks, curbs, culverts and bridges, sewer and water systems and storm drains, shall be free from defects of material or workmanship and shall perform satisfactorily for a period of at least one year from and after acceptance of such improvements as completed by the city engineer. The subdivider shall agree in writing to repair any defects in any such improvements and to replace any defective improvements which cannot be repaired and which occur or arise within the one year period at his or her own expense.

B. Attached to the warranty agreement and contract provided for in this section, and accompanying the same as an integral part thereof and as security for the performance thereof, there shall be submitted to the city council improvement security as required by title 1, chapter 7 of this code.

C. Upon the execution by the subdivider of the aforesaid agreements or contracts and the posting of the required security, or the deposit of the required money or negotiable bonds, the map of such subdivision shall forthwith be approved and accepted for recordation. Title to property so accepted shall not pass until the final map is duly recorded under the provisions of these regulations.

D. In calculating the amounts for bonds securing performance of the warranty, agreement and contract of the subdivider covering street improvements and drainage thereof, amounts shall be included to cover the full costs of proper excavation and proper backfilling and tamping of all utility lines to be placed in the street rights-of-way, except that where such excavation, backfilling and tamping are to be done by utility companies subject to regulation by the Public Utilities Commission of the state, and which have assets excess of one million dollars ($1,000,000.00), no such amounts shall be included unless the city engineer shall, for good cause, require inclusion of such amounts after written notice of such requirement shall first have been given to such utility company.

(Ord. 92-134, 1992)

The city council may, upon its own motion or upon recommendation of the advisory agency, require the subdivider to post a bond in an amount as fixed by the city council, such bond to be conditioned upon the subdivider's complying with any or all conditions or requirements imposed by the city council as conditions of approval of the tentative or final map.

(Ord. 92-134, 1992)