Article 5 — Filing of Tentative Maps

In order to establish a working relationship between the City staff and prospective subdividers prior to the submission of a formal tentative map, the subdivider, in his discretion, may submit plans and data related to the design and improvements of the proposed subdivision to the Community Development Department for review for conformance with this chapter, this Code and other applicable laws, regulations, and standards. The form and

substance of the information submitted and the procedure followed shall be determined by the Community Development Director and may be patterned after Section 9-4.905 of Article 9 of Chapter 4 of this title. Upon the completion of such process, the prospective subdivider may file a tentative map as provided by this chapter. The time consumed by such procedure shall not be counted in determining compliance with the requirements of Chapter 4.5 of Division 1 of Title 7 of the Government Code of the State, the Environmental Quality Act of the State (Public Resources Code Sections 21000, et seq.), Section 9-3.1401 of Article 14 of this chapter, subsection (b) of Section 66452.1 of the Government Code of the State, or Section 9-3.702 of Article 7 of this chapter. (Ord. 744-NS, eff. April 17, 1980)

(a) Unless otherwise provided in this chapter, each proposed subdivision shall first be submitted to the Community Development Department in the form of a tentative map. Tentative maps shall be prepared and submitted in compliance with all applicable State and City laws. Tentative maps shall be filed in the office of the Community Development Department.

(b) Unless otherwise authorized in advance by the City Council, no application for a tentative map shall be deemed filed and accepted for filing unless the subdivision and use of land requested in said application is permitted by the regulations of the underlying zone, Specific Plan (if applicable), and General Plan designation in which the property is located. When the Council deems it to be in the public's interest or appropriate for proper planning for the subject property, the Council may allow a tentative map application to be filed and processed concurrently with a proposed change of the zone classification, Specific Plan, and/or General Plan or amendment thereto, where such change is necessary to accommodate the proposed subdivision or use. Where concurrent processing is permitted, the required public hearings for the entitlements and associated zoning, Specific Plan or General Plan legislative actions shall be combined, and only the Council shall make the final decision on the subdivision entitlement application(s).

(c) Tentative maps shall not be deemed filed until any environmental documentation required under the California Environmental Quality Act has been completed.

(Ord. 744-NS, eff. April 17, 1980, as amended by § 1, Ord. 1331-NS, eff. March 10, 1999)

Subdividers desiring to file a tentative subdivision map shall first obtain a tract number from the County Surveyor upon the payment of the fee prescribed therefor by resolution of the Board of Supervisors of the County. Tract numbers may be obtained only after the subdivider has provided the County Surveyor with a description and plan showing the boundaries of the proposed subdivision, the area around it, and its relation to nearby public roads at a scale of one (1") inch equals five hundred (500’) feet. If a tentative map has not been submitted for approval within one year after the date of the issuance of a tract number, the number shall no longer be valid and shall be cancelled by the County Surveyor. No number which has been used previously on a map which has expired or was denied shall be used again. No tract number shall be issued whenever another valid tract number exists for all or part of the land lying within the proposed subdivision, unless the application is for a “dash number” of an approved tentative tract. Such dash numbers shall be issued only for tentative tracts which have an approved phasing plan. (Ord. 744-NS, eff. April 17, 1980)

Each tentative map submitted to the Community Development Department shall consist of one or more sheets of equal size. The scale of the map shall be one (1") inch equals one hundred (100’) feet, if the sheets of the map do not

exceed forty-two (42") inches along any side; otherwise the scale shall be one (1") inch equals two hundred (200’) feet. The Community Development Director may approve the use of any scale not specified in this section. The map shall contain the following information in addition to any requirements of the City departments which review the map:

(a) A vicinity or area map at a scale of one inch equals five hundred (500’) feet showing the major existing circulation pattern, all proposed major streets, existing major watercourses, existing County Flood Control District channels, and school, park, and open space areas existing or proposed within one-half (1/2) mile or any other

appropriate greater distance when necessary to depict such features which relate significantly to the subdivision;

• (b) In or near the lower right-hand corner of the first sheet;

• (1) The tract number or land division number;

• (2) The name and address of the subdivider;

• (3) The name and address of the owners;

• (4) The north point and scale of the map;

• (5) The name and address of the person preparing the map;

• (6) The date the map was prepared;

• (7) The total number of lots;

• (8) The area of the subdivision, both as to the total area and the area excluding all property to be dedicated for exclusive public uses;

• (9) The minimum, maximum, and average lot size; and

• (10) The average natural slopes, if greater than ten (10%) percent;

• (c) All boundary lines of the subdivision with approximate bearings and distances; and

(d) The location and dimensions (including the area of lots or parcels larger than one acre) of each lot or parcel and its relation to surrounding surveys. The location of any remainder of the original parcel shall be shown by reference to the existing record boundaries of such remainder.

• (Ord. 744-NS, eff. April 17, 1980)

In addition to the information required by Section 9-3.504 of this article, the tentative map shall also contain the following information:

• (a) Any significant adjacent topographic features which may materially affect the design of the subdivision. If features are not shown, contour intervals shall be as follows:

• (1) One (1’) foot when the slope of ground is less than five (5%) percent;

• (2) Two (2’) feet when the slope of ground is between five (5%) and ten (10%) percent;

• (3) Five (5’) feet when the slope of ground is between ten (10%) and twenty-five (25%) percent;

• (4) Ten (10’) feet when the slope of ground is greater than twenty-five (25%) percent. At least every fifth contour shall be clearly labeled and indicated so as to be distinctive;

• (5) The delineation of natural slope categories as follows:

• (i) 0 – 10%;

• (ii) 10.1 – 15%;

• (iii) 15.1 – 24.9%; and

• (iv) 25% or greater;

• (6) The top and toe of all proposed slopes or embankments shown as dotted lines and the slopes or embankments shaded lightly so as not to obscure other data. All contemplated grading shall be so indicated;

• (7) The daylight line between cut and fill slopes and between those and natural slopes;

(b) The individual lot lines and approximate dimensions and the number of each lot. All lots, and the dimensions thereof, shall be shown on one sheet of the map;

(c) The existing zoning and proposed uses of all lots; e.g., single-family, multiple-family, commercial, industrial, school, park, open space, or other;

(d) All structures, fences, tree rows, wells, utility poles, prominent features, and land uses within the subdivision, whether or not they are to remain, including those within three hundred (300’) feet of the proposed subdivision on immediately adjoining land;

(e) All known archeological sites and the limits thereof within or adjacent to the subdivision;

(f) The approximate location and direction of flow of all watercourses and natural drainage channels;

(g) The street right-of-way width and improvements on all roads and streets (public and private) within, adjacent to, or affected by the subdivision; and

(h) The location of all oak trees and other significant trees, vegetation, and natural features.

(Ord. 744-NS, eff. April 17, 1980)

In addition to the information required by Sections 9-3.504 and 9-3.505 of this article, the tentative map shall also contain the following information:

(a) The Road Standard Plates, including right-of-way widths, centerline radii, and the approximate grades of all roads or streets; the street drainage system within the proposed subdivision; the approximate finished grades at street intersections and turnarounds and the widths and approximate locations of all existing or proposed public or private easements for roads, street drainage, and utilities; cut and fill slopes over five (5’) feet in vertical height and off-site grading; and the disposition of all earth material removed from the site and the source of all imported earth material to be used on the property;

(b) Private street improvements for parcel maps shall conform to Fire Department requirements relative to access and Public Works Department requirements for parcel maps;

(c) The proposed improvements on all existing roads or streets adjacent to or affected by the subdivision, including the necessary off-site access improvements;

(d) The street names on all existing streets within, adjacent to, or to be extended into the proposed subdivision. Proposed public or private streets, not officially named, should be shown as A Street, B Court, or C Road, unless a current listing of desired names has been approved for the tentative tract;

(e) The names and addresses of all operators of proposed subdivision utility systems (water, wastewater, electrical, gas, telephone, and cable television);

(f) The existing and proposed water and wastewater facilities;

(g) A tentative grading plan which shall clearly denote areas of, and in excess of twenty-five (25%) percent slope and all cuts and fill slopes greater than twenty-five (25’) feet in height;

(h) The location of all existing utility facilities and proposed facilities, both on and off site, including electric lines, communication lines, cable television lines, street lighting power supply lines, and appurtenances thereto shall be shown. It shall be indicated whether the proposed facilities are to be installed underground or not;

(i) A depiction of all cut and fill slopes that are over five (5’) feet in vertical height showing elevation for the base and top of slopes as well as all proposed key-ways to stabilize slopes;

(j) Delineation of off-site grading and written authorization from the affected owners, granting a grading easement, as well as other necessary easements to record the final map;

(k) A grading plan which accurately delineates the manufactured slope areas that encroach into twenty-five (25%) percent or higher terrain;

• (l) Identification on the map, showing the quantity of cut and fill material;

• (m) The plotting of all dwelling units and accessory buildings on every pad, with all setback dimensions and yarduseable open space clearly delineated on the site plan;

• (n) Identification of all one-, two- and three-story units and the percent mixture within the project boundaries;

• (o) Written verification from all service utility companies that there is adequate capacity to allow connections during the life of the tentative map;

• (p) Complete elevation plans for all houses, as well as floor plans for dwelling units and related accessory structures; and

• (q) The identification of all recreation vehicle storage areas on the plan, set aside as a common facility or as private storage space on individual lots.

• (Ord. 744-NS, eff. April 17, 1980, as amended by § 1, Ord. 1047-NS, eff. November 14, 1989)

Each tentative map submitted to the Community Development Department shall be accompanied by documents containing the following:

• (a) A signed statement by all the parties listed as owners of the real property on the latest equalized County assessment roll, or by their authorized agents, consenting to the filing of the tentative map;

• (b) A description of the land within the proposed subdivision;

(c) The disposition to be made of all existing structures, trees and other significant vegetation and natural features, wells, tanks, irrigation facilities, and public utility facilities and the submittal of an Oak Tree Report, prepared pursuant to this Code, if required by the Community Development Director;

(d) A report describing the proposed method and plan of stormwater disposal (the plan, including the locations of storm drain lines, inlets, and ultimate outlets may be shown on the tentative map) prepared by a civil engineer registered in the State. The stormwater report shall include a hydrologic and hydraulic study, indicating the following conditions before and after development: drainage areas, major watercourses, quantity of stormwater and patterns, and diversion and collection systems. Flood hazard areas, based on 100-year storm frequency, shall be delineated on the tentative map, based on approved County Flood Control District methodology and, if applicable, included in an inundation easement and offered for dedication to the City or the District, as required. Buildable sites, as designated in the soils report (see Section 9-3.508 of this article), shall be located outside of flood hazard areas. The drainage requirements of the County Road Standards shall also apply;

(e) A certification by the applicant, supported by a preliminary title report, that the design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through, or the use of, property within the proposed subdivision;

(f) A statement of all proposed deviations to the City standards for map, street, and storm drainage design, together with justifications for each;

(g) The submittal of a traffic report, containing information as required by the City Transportation Planner and Traffic Engineer;

(h) The preparation of a certified archaeological survey of the entire area or fuel modification zone within the boundaries of the subject property, and all other areas that may be affected by development of the site;

(i) Preparation of a comprehensive floral report, identifying all vegetation on the property, and associated impacts. The brush clearance area shall be included on the map, and information shall be submitted providing a plant replacement program for those affected areas;

(j) Identification of a maintenance program along with appropriate vehicular and pedestrian access for maintenance crews for all common areas including fuel modification zones; and

• (k) The submittal of a phasing plan, which shall include the following:

1. Recording of the final map, 
   

2. Grading of lots and infrastructure,

3. Construction of dwelling units, including accessory common facilities.

• (Ord. 744-NS, eff. April 17, 1980, as amended by § 2, Ord. 1047-NS, eff. November 14, 1989)

A preliminary soils report, prepared by a civil engineer registered in the State and based upon adequate test borings, shall be submitted to the Community Development Director for use in evaluating and reporting the environmental impact the subdivision may have on the City.

(a) The preliminary soils report shall describe the nature of the subsurface soils and any soil conditions which would affect the geometrics of the proposed development. The soils report shall state whether the proposed plan is feasible and provide general solutions for all known hazardous conditions or problems. The reports shall include the locations and logs of any test borings, and percolation test results and a hydrological evaluation if on-site sewage disposal is proposed.

(b) If the City Engineer and Building Official have knowledge of, or the preliminary soils report indicates, the presence of critically expansive soils or other soils problems which, if not corrected, could possibly lead to structural defects or hazardous conditions, a soils investigation of each lot in the subdivision may be required. Such soils investigation shall be performed by a civil engineer registered in the State who shall recommend the corrective action which is likely to prevent structural damage and eliminate any hazards to each structure proposed to be constructed in the area where such soils problems exist.

(c) For hillside or other geologically hazardous areas an engineering geology evaluation defining the geologic conditions of the site shall be submitted. The geologic evaluation shall state whether the proposed plan is feasible and provide general solutions for all known hazardous conditions or problems. The evaluation shall include the location and lots of any test borings and shall evaluate the effect of the geology on the proposed development and on adjacent properties. The evaluation report shall point out specific areas where development may create hazardous conditions. (d) The soils and geologic reports shall designate a suitable building site for each lot which site is safe from settlement, landsliding, mudsliding, and flood hazards and which has reasonable access thereto.

The Planning Commission may approve the subdivision, or portion thereof, where soils problems or geological hazards exist if the Planning Commission determines that the actions recommended in the soils and/or geology reports are likely to prevent public health or safety problems, prevent structural damage, and eliminate any hazards to each structure to be constructed, and a condition to the issuance of any building permit shall require that the approved recommended action be incorporated in the construction of each structure.

(Ord. 744-NS, eff. April 17, 1980)

The number of copies of tentative maps to be submitted shall be as specified by the Community Development Department.

(Ord. 744-NS, eff. April 17, 1980)

When the required number of copies of a tentative map and accompanying reports have been received by the Community Development Department, the tentative map shall be examined by the Community Development

Department staff in light of the requirements of the City of Thousand Oaks Improvement Standards and Specifications and of this Code to determine whether or not the tentative map contains all of the required information and is acceptable for filing. The date upon which it is found to be acceptable shall be placed on the tentative map and considered to be the filing date. Whenever a tentative map is found not to be acceptable for filing, the person submitting the map shall be notified of the reasons therefor. When the required number of copies of the tentative map have been accepted for filing by the Community Development Department, copies shall be forwarded for review by other agencies pursuant to the provisions of Sections 66453, et seq, of the Subdivision Map Act. Nothing set forth in this section shall be construed to contradict or constrict the provisions of Section 9-3.501 of this article concerning preliminary maps.

(Ord. 744-NS, eff. April 17, 1980)