St. Helena Municipal Code Ch. 16.12 Conceptual Maps

Sections:

16.12.010 Intent of procedure. 16.12.020 Requirement. 16.12.030 Form. 16.12.040 Filing. 16.12.050 Review.

The intent of the city in requiring conceptual maps for certain subdivisions is to facilitate and expedite the filing and approval of tentative subdivision maps required by this title, in an effort to save time and money for the subdivider by providing a mechanism for early design direction and advice to an applicant. (Prior code § 25.46)

A conceptual map shall be required for all subdivisions creating twenty (20) or more lots, or in the case of condominium or conversion projects, twenty or more units, except as provided in Section 16.08.010. Subdividers for subdivisions of less than twenty (20) lots or units may utilize this procedure at their option. (Prior code § 25.47)

Conceptual maps shall be drawn to a size of twenty-four (24) by thirty-six (36) inches and a scale of not more than one hundred (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 twenty-four (24) inch by thirty-six (36) inch sheet on a smaller scale. Conceptual 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;

• 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 area-wide drawing at a scale acceptable to the public works department 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 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 conceptual map shall include additional areas, or all area, under the same ownership and a reasonable development scenario for such additional areas;

M. If adjacent properties are developable, an area-wide plan showing reasonable street locations and interconnections with those properties;

• N. Other information necessary to complete conceptual review. (Prior code § 25.48)

For each subdivision for which a conceptual map is required, the subdivider shall transmit a letter to the planning department accompanied by twenty (20) prints of the conceptual map. Supplemental information may be required to complete staff review. Receipt of the letter, prints of the conceptual 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. (Prior code § 25.49)

The planning department shall transmit copies of the conceptual map to the public works department 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 conceptual map with applicable state and local requirements and should be completed within thirty 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 conceptual map, including, but not limited to, density, lot layout, street layout and width, and open space. The filing of a conceptual map is not a project for the purposes of the California Environmental Quality Act. (Prior code § 25.50)