Chapter 17.16 — PRELIMINARY AND TENTATIVE MAPS ARTICLE I. - PRELIMINARY MAP

Prior to the filing of a tentative map, the divider shall submit to the planning director ten copies of a preliminary map at a scale and detail sufficient to indicate the essential characteristics of the land division including:

A.

The number, size and design of lots;

B.

The location and width of existing and proposed streets;

C.

The location and width of bikeways and trails;

D.

The location of any reservations or easements;

E.

The general location of existing utilities;

F.

The general nature and extent of grading;

G.

The relation of the subdivision to all surrounding lands;

H.

Major or scenic trees;

I.

Natural ground covers;

J.

Natural conditions to be preserved or modified; and

K.

Any other data necessary to enable the subdivision review board to review the proposed subdivision.

(Ord. 456 § 314-1, 1981)

A.

The planning director shall within seven days of the submission of a preliminary map distribute the map to all members of the subdivision review board. The board shall meet within fourteen days after submission of the preliminary map.

B.

The board shall determine the following:

1.

The suitability of land for division;

2.

Provisions for and suitability of streets, underground utilities, adequacy of the water supply and sewage disposal facilities, other utilities and storm drainage;

3.

Conformity of the proposed division of land to the provisions of the general and specific plans of the city, and Title 18 of this code, and other applicable requirements of this division of this title and other ordinances and regulations of the city.

C.

The board may recommend changes to the proposed division and improvements and the divider or his representative shall be duly informed of the nature of the recommendations in writing.

D.

If it is found that the map requires a significant amount of correction before the board deems it acceptable to submit a tentative map, the board may require the divider to provide additional information and make changes to the proposed division and resubmit such for review.

E.

The board shall make a report on its determination in writing to the subdivider, to the planning commission, and to city departments necessary.

(Ord. 456 § 314-2, 1981)

ARTICLE II. - TENTATIVE MAPS

The divider shall cause a tentative map to be prepared by a civil engineer or a licensed land surveyor registered with the state, and the map and all required certificates thereon shall be prepared in accordance with the provisions of the Subdivision Map Act.

(Ord. 456 § 314-5(a), 1981)

The scale of the tentative map shall be a minimum of one inch to one hundred feet with a minimum map size of eighteen inches by twenty-six inches. A vicinity sketch at a minimum shall of one inch to one thousand feet indicating the location of the proposed subdivision in relation to the surrounding area and showing land use in the area shall be placed on and submitted with the tentative map.

(Ord. 456 § 314-5(b), 1981)

The following information shall be on the tentative map or on any accompanying data statement, or on a separate form:

A.

The subdivision name as requested by the divider and number as assigned by the planning director;

B.

Name and address of all record owners;

C.

Name and address of the divider, if different from a record owner, with an accompanying notarized statement authorizing the divider to act;

D.

Name, address and telephone number of the person preparing the tentative map;

E.

A date, a north arrow and the map scale;

F.

A description of the proposed land division;

G.

Adjacent existing public streets, easements, facilities and improvements of all types;

H.

Approximate existing grades of the land by contours at one-foot intervals, supplemented by flow-line elevations of existing gutters, storm drains and channels;

I.

A preliminary grading plan showing by appropriate graphic means the proposed grading of the subdivision by contours at one-foot intervals where the slope of the land is less than two percent and not less than two-foot intervals for slopes greater than two percent at least one hundred feet beyond the boundaries of the subdivision;

J.

The radii of all curves;

K.

All lots numbered consecutively throughout the entire subdivision. Strips to be dedicated and remaining portions not to be developed or later to be resubdivided shall be designated but need not be numbered consecutively. The approximate dimensions of all lots shall be shown;

L.

The approximate locations of areas subject to inundation by stormwaters, and the location, with direction of flow, of watercourses existing and proposed prominently displayed by graphic means;

M.

The existing use or uses of the property and location and outline to scale of each building or structure within the subdivision, noting thereon whether or not such building or structure is to be removed from or remain in the development of the subdivision, and its future use;

N.

The approximate location, pipe size and grades of proposed sewers, water lines, underground storm drains and other such public facilities, including the proposed location of fire hydrants;

O.

The locations, names, widths, approximate proposed grades and gradients of curbs, gutters, sidewalks and other improvements of all streets, pedestrian ways, bikeways, trails and access easements, in such scale as to show clearly all details;

P.

The proposed locations of all underground facilities;

Q.

Dedications proposed or required, pertinent easements and covenants; the size, location and purpose shall be shown;

R.

All lots shall be sloped to provide for adequate drainage to a public street or drainage way. This sloping shall be shown by a typical cross-section or elevations on the map;

S.

The location of improvements required to be constructed beyond the boundaries of this subdivision. These may be shown with the drawing of the vicinity map.

T.

The location of all trees over four inches in diameter (where stands of trees are located, individual trees need not be shown, but the trees may be shown as a group);

U.

The general location existing dams, wells, cesspools, sewers, culverts, drain pipes, underground structures or sand, gravel or other excavations within the subdivision, noting whether they ought to be abandoned or used.

(Ord. 456 § 314-5(c), 1981)

Accompanying the tentative map shall be a statement by the divider as follows:

A.

A statement of the existing land use and zoning and proposed uses of the property;

B.

A statement addressed to the problem of grading slopes, erosion and siltation controls, including problems of planting slopes and preventing erosion and siltation;

C.

The proposed source of water supply, sewage disposal and other proposed utility services;

D.

A statement as to the handling of stormwaters;

E.

Proposed public facilities other than utilities and publicly addressed accouterments and amenities such as scenic easements;

F.

A statement as to how the division conforms to specified general plan goals and policies, relates to community housing, economic, employment, revitalization or other needs, and whether or not the parcels created will be sold fully developed or undeveloped or both;

G.

A copy of any condition, restrictive reservation or covenant existing or a draft of a proposed document, governing the use of any property in the subdivision.

(Ord. 456 § 314-5(e), 1981)

A preliminary soils report as provided in Section 17.20.160 shall be submitted for all portions of the site where public improvements are to be constructed.

(Ord. 456 § 314-5(f), 1981)

The source and date of any contour map or drawing used or referred to in designating contours or preparing a grading plan shall be supplied therewith.

(Ord. 456 § 314-5(g), 1981)

If the divider plans to subdivide the site in phases then the tentative map shall indicate the proposed phases and their sequence as to filing the final maps for development, in bold letters diagonally situated to be readily discernible from any other words or notations on the map, stating the subdivision name and number in whole numbers and unit divisions by capital letters.

(Ord. 456 § 314-5(h), 1981)

A completed and approved negative declaration, environmental impact report or other approved document notice conforming to the city code and the California Environmental Quality Act shall be filed with the tentative map. No application for tentative map approval shall be considered complete until all requisite environmental procedures have been completed.

(Ord. 456 § 314-5(i), 1981)

A preliminary title report, prepared within three months prior to filing the tentative map, shall be filed therewith.

(Ord. 456 § 314-5(i), 1981)

17.16.120 - Conversion of mobile home parks.

If the division is for the purpose of the conversion of an existing mobile home park to another use, the divider shall file a report as per Section 66427.4, of the Subdivision Map Act. The report shall detail the impact of the conversion on the residents of the park, the availability and adequacy of replacement space within the city and surrounding area in mobile home parks, and the strategy to be employed by the divider in relocating all residents of the park to be converted.

(Ord. 456 § 314-5(j), 1981)

A report detailing what steps have been taken and what features are a part of the design of the subdivision to the extent which provide for future passive or natural heating or cooling opportunities in the subdivision as per Section 664731 of the Subdivision Map Act.

(Ord. 456 § 314-5 (k), 1981)

17.16.140 - Names of neighboring property owners.

The names and addresses of all property owners shown on the last equalize property tax assessment roll shown as owning property within three hundred feet of the proposed subdivision and assessor's maps sufficient to verify notice of requirements.

(Ord. 456 § 314-5(l), 1981)

17.16.150 - Filing—Administrative acceptance or rejection.

A.

With the filing of the tentative map, a fee shall be deposited with the planning director.

B.

The divider shall file with the planning director the number of copies and one set of reproducible copies and such other copies and data required by the director with the tentative map of each proposed subdivision. The planning director shall, within thirty days of filing, issue a receipt certifying the completeness of the application or rejecting the application for filing, giving specific information necessary to complete the application.

C.

Upon certification of completeness, the planning director shall indicate on all copies the date of acceptance for filing.

(Ord. 456 § 314-6(a), (b), (c), 1981)

17.16.160 - Review and report by utilities and agencies.

Within ten days of the filing of a tentative map, the director shall transmit copies of the map and data sheet to public agencies and utilities concerned. Each of the public agencies and utilities shall, within the time set by the Subdivision Map Act, forward to the director a written report of its findings and recommendations.

(Ord. 456 § 314- 6(d), 1981)

17.16.170 - Notice of planning commission hearing.

At least ten days prior to the map being considered by the planning commission, notice shall be given to all interested parties and affected property owners as specified in Sections 66451.3 and 66451.4 of the Subdivision Map Act. All such parties may submit oral or written statements at the time of planning commission consideration.

(Ord. 456 § 314- 6(e), 1981)

The planning director shall prepare a written report to the planning commission, served on the divider at least three days prior to the planning commission action on the map and consisting of the following information:

A.

The staff evaluation of the conformity of the tentative map to the preliminary map approval;

B.

Any approved environmental impact report, negative declaration or summary thereof;

C.

Staff recommendations which shall include a list of all legal requirements of the subdivision such as dedication, improvements and agreements.

(Ord. 456 § 314-6(f), 1981)

17.16.190 - Planning commission action.

A.

The planning commission shall act on any tentative map within the time required by the Subdivision Map Act unless this time period is extended by mutual consent of the planning commission, acting through its secretary, and the divider. Failure to act within the time limits prescribed or an agreed-upon extension shall be deemed approval of the tentative map.

B.

The planning commission shall determine whether a tentative map is in conformity with the provision of law and of this division of this title and upon that basis recommend approval, conditional approval or disapproval of the map by the city council, and shall report such action directly to the divider.

C.

In the case of disapproval based upon the findings required by Section 17.12.040 and 17.12.050, the planning commission may disapprove a tentative map because of any uncorrected conditions which may have substantial detrimental effect upon the health, safety and welfare of the community, including but not limited to:

1.

The consumption, deterioration or degradation of surface water or groundwater supplies and distribution; or

2.

Flood and inundation hazards; or

3.

Geologic hazards such as subsidences, earthquakes or similar conditions; or

4.

Existing or future noise hazards; or

5.

Hazards specified by the city General Plan or specified by the Subdivision Map Act.

D.

The planning commission shall make recommendations as to improvements to be constructed and in place as a condition precedent to approval of the final map.

(Ord. 527 § 1A, 1986; Ord. 456 § 314-8, 1981)

Prior to consideration of the map, the city council shall provide notice to all interested parties and affected property owners as specified by Section 17.16.170.

(Ord. 527 § 1B, 1986)

Upon receiving the recommendation of the planning commission and providing public notice as required by Section 17.16.200, the city council shall determine whether a tentative map is in conformity with the provision of law and of this chapter of this title and upon that basis approve, conditionally approve or disapprove the map, and shall report such action directly to the subdivider.

(Ord. 527 § 1C, 1986)

17.16.220 - Amendments.

A.

Where a divider desires to amend a tentative map approval within the time limits of the approval or extension thereof, the divider may apply for such amendment in the form and manner of a new tentative map.

B.

In addition to the tentative map requirements of this chapter, the application shall show and state what changes are to be proposed by the amendment and why such changes are requested.

C.

The amendment to a tentative map shall be reviewed and processed as set out in this chapter.

D.

A fee for amendment to a tentative map is required as set forth by council resolution.

(Ord. 540 § 1(part), 1986; Ord. 456 § 314-9, 1981)

17.16.230 - Expiration of approval—Extensions.

A.

Expiration. The approval or conditional approval of a tentative map shall expire twenty-four months from the date the map was approved or conditionally approved. Such expiration shall void all further proceedings on the map.

B.

Extension. The applicant may request an extension of the tentative map or conditional approval by written application to the city, such application to be filed at least sixty days before the approval or conditional approval is due to expire. The application shall state the reasons for requesting the extension. The request shall be in the form of an application for a tentative map extension on forms supplied by the planning director. At the time of consideration of the extension, new conditions may be imposed and existing conditions may be revised upon mutual agreement by the city and applicant.

C.

Time Limit on Extensions. An extension or extensions of a tentative map after the date of expiration of the original approval or conditional approval shall not exceed an aggregate of two years.

D.

Effect on Map Modification on Extension. Modification of a tentative map after approval or conditional approval shall not exceed the time limits imposed by this section.

E.

A fee is required for applications for extension.

(Ord. 540 § 1(part), 1986; Ord. 456 § 311-11, 1981)

Chapter 17.17 - VESTING TENTATIVE MAPS