Turlock Municipal Code Art. 2 Tentative Maps

The form and contents and submittal and approval of tentative maps shall be governed by the provisions of this article.

The tentative map shall be prepared in a manner acceptable to the Planning Department. The tentative map shall be filed with the Planning Department at least thirty (30) days prior to the meeting of the Planning Commission at which consideration is desired. The tentative map shall be clearly and legibly drawn on one (1) sheet, eighteen (18") inches by twenty-six (26") inches minimum, with a scale of one (1") inch equals one hundred (100') feet, or larger, and contain not less than the following:

(a) A title which shall contain the subdivision number, subdivision name, and type of subdivision;

(b) The name, address, and telephone number of the legal owner, subdivider, and person preparing the map, including a registration or license number;

(c) Sufficient legal description to define the boundaries of the proposed subdivision and to locate any and all City limit boundaries;

(d) The date, north arrow, scale, contour interval, and source and date of existing contours;

(e) The existing and proposed land uses;

(f) A vicinity map showing the roads, adjoining subdivisions, canals, railroads, and other data sufficient to locate the proposed subdivision and show its relation to the community;

(g) The existing and proposed street names are subject to the following criteria:

(1) The application for street name approval shall be submitted at the time of the tentative map submittal.

(2) Similar sounding street names with different spellings will not be approved.

(3) Duplication of existing street names, hard to pronounce street names, difficult spellings, gang references, or other street names determined to pose a risk to public safety shall not be approved.

(4) Special characters such as hyphens, dashes, or apostrophes shall not be used.

(5) Street names in a foreign language will only be approved if the name is easy to pronounce and the meaning does not pose a risk to public safety.

(6) All cul-de-sacs that extend an existing street shall use the existing street name, including the suffix.

(7) Once a street name has been assigned to an alignment, neither the street name nor the suffix shall change along the extension of the alignment.

(8) When two (2) cul-de-sacs approach each other from opposite directions and are in the same alignment but do not join in any manner, different street names shall be assigned.

(9) When a street alignment changes its cardinal direction, the street name shall also change.

(10) In the event that questions arise as to the appropriate street name assigned to the alignment or segment of a street, the Community Development Director shall decide the question;

(h) The existing topography of the proposed site and sufficient distance beyond its boundary, including, but not limited to:

(1) Existing contours or elevations of the existing ground slope and the source and date of preparation of existing elevation measurements;

(2) Any trees identified as heritage trees pursuant to Chapter 7-7 TMC;

(3) The approximate location and outline of existing structures identified by type. Structures to remain shall be so marked;

(4) The approximate location of all areas subject to inundation or storm water overflow and the location, width, and direction of flow of each watercourse;

(5) The location, pavement and right-of-way widths, grades, and names of existing streets or highways;

(6) The widths, location, and identity of all existing easements;

(7) The location and size of existing sanitary sewers, water mains, storm drains, fire hydrants, and street lights; the approximate slope of existing sewers and storm drains; and the location of existing overhead utility lines on peripheral streets; and

(8) The approximate location of the sixty (60), sixty-five (65), and seventy (70) CNEL (community noise equivalent level) contours as indicated in the Noise Element of the adopted General Plan;

(i) The proposed improvements, including, but not limited to:

(1) The location, grade, center line radius, and arc length of curves, pavement, right-of-way widths, and names of all streets;

(2) The location and radius of all curb returns and cul-de-sacs;

(3) The location, width, and purpose of all easements;

(4) The angle of intersecting streets if such angle deviates from a right angle by more than ten (10) degrees;

(5) The approximate lot layout and approximate dimensions of each lot and of each building site, with energy conservation considerations for future passive or natural heating or cooling opportunities as in the General Plan and the Subdivision Map Act;

(6) The proposed grading plan with engineering data which shall show the preliminary design of all grading, the top and toe of cut and fill slopes to scale, and the number of each lot;

(7) The proposed recreation sites, trails, pedestrian walks, bicycle lanes, and parks for private or public use;

(8) The proposed common areas and areas to be dedicated to public open space; and

(9) The location and size of sanitary sewers, water mains, storm drains, fire hydrants, and street lights and the proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated;

(j) The right-to-farm notice as set forth in TMC 5-24-04;

(k) All lettering shall be clearly legible;

(l) If the subdivider plans to develop the site in units, the proposed units and their proposed sequence of construction shall be shown; and

(m) The Planning Department or Engineering Department may waive any of the tentative map requirements set forth in this section if the type of subdivision does not need to comply with said requirements or if other circumstances justify a waiver. The Planning Department and Engineering Department may require other drawings, data, or information as deemed necessary in exceptional or extraordinary circumstances.

(1121-CS, Amended, 07/23/09; 1185-CS, Amended, 06/13/13)

The tentative map shall be accompanied by the following data or reports:

(a) Soils reports. A preliminary soils report shall be prepared by a registered civil engineer, unless waived by the City Engineer based upon his own knowledge of the soil qualities of the subdivision. If the preliminary soils report indicates the presence of soil problems which, if not corrected, would lead to structural defects, corrective action shall be described. The soils report accompanying the final map shall contain an investigation of each lot within the subdivision. The City Engineer shall determine if the recommended action is likely to prevent structural damage. As a condition to the building permit, the approved recommendation shall be incorporated in the construction of each structure and the installation of off-site improvements. The soils report shall be kept on file by the City for public inspection.

(b) Drainage investigations. A preliminary drainage investigation, when requested by the City Engineer, based upon his own knowledge of drainage qualities of the subdivision, shall be prepared by a registered civil engineer. If the preliminary drainage investigation indicates the presence of drainage problems which, if not corrected, would lead to structural defects or other unsafe, unhealthful, or otherwise undesirable conditions, recommendations for corrective measures shall be shown on the percolation report accompanying the final map. The City Engineer shall determine if the recommended action is adequate. As a condition to the building permit, the approved recommended action shall be taken.

(c) Environmental reviews. The subdivider shall provide such additional data and information and deposit and pay such fees as may be required for the preparation and processing of environmental review documents.

(d) Street name requests. Subdividers shall submit an application for street name approval identifying street names to appear on the tentative map. The application for street name approval shall be submitted to the Planning Division for consideration and approval.

(e) Other reports. Any other data or reports deemed necessary by the Planning Department or Engineering Department due to exceptional or extraordinary circumstances shall be prepared.

Subsection (a) of this section shall not apply to condominium conversions.

(1121-CS, Amended, 07/23/09)

The tentative map shall be considered complete for filing only when such map conforms to Section 11-5-202 of this article, when all accompanying data and reports, as required by Section 11-5-203 of this article, have been submitted and accepted by the department of jurisdiction, a certificate of acceptance has been issued, signed, and dated by such department, and all applicable fees are paid. Thirty (30) copies of the tentative map shall be submitted with the application or as the department of jurisdiction specifies.

Upon the receipt of a tentative map, the City will notify the applicant in writing by mail or personally deliver within forty-eight (48) hours if the map is acceptable or not acceptable for filing. If not acceptable, the City shall state the reasons in its notification.

The Planning Department shall forward copies of the tentative map to the affected public agencies which may return to the Planning Department their findings and recommendations. Public agencies and utilities shall certify that the subdivision can be adequately served.

Within ten (10) days after the filing of a tentative map, the Planning Department shall send a notice of the filing of the tentative map to the governing board of any elementary, high school, or unified school district within the boundaries of which the subdivision is proposed to be located. The notice shall also contain information about the location of the proposed subdivision, the number of units, the density, and any other information which would be relevant to the affected school district. The governing board of such school district may review the notice and may send a written report to the agency required by law to approve the tentative map. The report shall indicate the impact of the proposed subdivision on the affected school district and shall make recommendations as the governing board of the district deems appropriate. In the event the school district fails to respond within a twenty (20) working day period after the receipt of the notice of the tentative map, the failure shall be deemed approval of the proposed subdivision by the school district. The Planning Commission shall consider the report from the school district in approving or conditionally approving the tentative map.

Upon the completion of the review by the Planning Department, and prior to the date the tentative map is scheduled for Planning Commission action, the Planning Department may hold a technical review conference. A technical review conference shall be held if requested by the subdivider or representatives from affected agencies, utilities, or school districts. Advance written notice of the technical review conference and a copy of the conditions shall be given to the subdivider or agent and to all affected agencies at least three (3) days prior to the conference. The results of the conference shall be reported to the Planning Commission. A copy of the report shall be served to the subdivider and each tenant, in cases of conversions of residential property to condominiums, community apartments, or stock cooperatives as per the Subdivision Map Act, at least three (3) days prior to any hearing or action on the map by the Planning Commission.