Ventura Municipal Code Art. 1 Tentative Maps

Tentative maps filed with the director of community development shall be prepared by or under the direction of a licensed surveyor or registered engineer. Such maps shall consist of one or more sheets and the size shall not exceed 24 by 36 inches. The information to be shown on such maps shall include:

A. Tract number.

B. Sufficient legal description of the land to define the boundaries.

C. Location map.

D. Name, address and telephone number of the record owner, subdivider and person preparing the map.

E. The date the map was prepared.

F. Northpoint and scale of map. Scale to be not less than one inch equals 100 feet.

G. Approximate acreage and number of lots.

H. Zoning, existing and proposed.

I. The designation and proposed use of public areas; parks, school sites, etc.

J. Lot layout, approximate dimensions of each lot, the approximate number of square feet of all irregular shaped lots and number of each lot.

K. Locations, names and widths of all existing or proposed streets, highways and ways within and adjacent to the subdivision.

L. All street names, so far as they are known.

M. Approximate grades of existing and proposed streets within and adjacent to the property involved.

N. Approximate centerline radius of all curves on streets and alleys.

O. All future street extensions shall be shown in dotted lines.

P. The approximate location of all existing buildings or structures within the proposed subdivision identified by use and address and the boundaries of orchards on or within 100 feet of the proposed subdivision.

Q. Approximate locations of existing irrigation lines, tile drains, wells and other underground facilities or improvements, when such information can be secured.

R. The locations of all potentially dangerous areas, including geologically hazardous areas and areas subject to inundation or flood hazard.

S. The location, width and directions of flow of all water courses and storm drains within and adjacent to the property involved and the proposed method of providing flood and erosion control.

T. Contour lines based on city elevation datum with intervals of not more than five feet, and of not more than two-foot intervals for ground with a general slope of less than five percent. Contour lines shall extend a minimum of 100 feet beyond the subdivision boundary and if the subdivision is bordered by a drainage channel or barranca, they shall extend the additional distance necessary to show the far side of the drainage facility or barranca.

U. Approximate widths and locations of all existing or proposed easements or rights-of-way within and adjacent to the subdivision.

V. The approximate location of all existing and proposed sewer and water lines.

W. The approximate location and general description of any large or historically significant trees, and an indication as to the retention or destruction of such trees. (Code 1971, § 8241; Ord. No. 2021-017, § 82, 12-13-21)

The subdivider shall file with the director of community development the required number of copies of the tentative subdivision map. Thereupon the director of community development shall transmit a copy of the tentative map to all other departments, public agencies and public utility companies which have an interest in the proposed subdivision, with a request for a written report, or comments or recommendations, thereon to be returned to the director. (Code 1971, § 8242; Ord. No. 2001-11, § 5, 6-18-01; Ord. No. 2021-017, § 82, 12-13-21)

The planning commission is the decision-making authority for tentative maps, except that if a tentative map is a component of a development project that requires city council action, then the planning commission will provide the city council with a recommendation.

The decision-making authority shall approve, conditionally approve or disapprove the tentative map within the applicable timelines specified in the Subdivision Map Act and the California Environmental Quality Act (CEQA) after the filing of the map with the city or within such additional time as may be mutually agreed upon in writing by the subdivider and the director of community development.

A. The decision-making authority shall deny approval of a tentative map if it makes any of the following findings:

1. That the proposed map is not consistent with applicable general and specific plans.

2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

3. That the site is not physically suitable for the type of development.

4. That the site is not physically suitable for the proposed density of development.

5. That the design of the subdivision or of the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems.

7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making authority may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction.

B. When the decision-making authority determines, following a noticed public hearing, that the tentative map appears to comply with all the provisions of this subdivision ordinance but that dedication for street opening or widening or easements is necessary or that the improvement of streets, alleys or easements is needed for local traffic, drainage or sanitation needs, such dedication shall be made and the improvements constructed, or guaranteed in the manner provided by Section 26.150.250 as a condition of approval of the tentative map. Tentative map approval may, in addition, be conditioned upon such other appropriate conditions, including, but not limited to, dedications or reservations of real property, as may be deemed necessary or desirable by the planning commission for the orderly development of the city and the public health, safety, and general welfare consistent with the provisions of this title and state law.

C. In the event such tentative map is disapproved or conditionally approved, the decision-making authority shall return to the subdivider one copy thereof, together with a statement of the reason for its action, a list of conditions to be met, and an indication on the map of the changes necessary to render the map acceptable. (Code 1971, § 8243; Ord. No. 2008-005, § 4, 3-17-08; Ord. No. 2021-017, § 82, 12-13-21)

The subdivider or any other interested person claiming to be aggrieved by any action of the planning commission with respect to the tentative map may appeal to the city council, in the manner provided for zoning permit appeals in Chapter 24.565, providing the appeal is made within 10 days after such action by the planning commission. Notwithstanding the definition of “aggrieved person” as set forth in Chapter 24.565 or any other provision of Title 24, the appeal may be filed only by the subdivider or by an “interested person” as defined in this subdivision ordinance or by state law. The city council shall hear the appeal within the time limit provided in this code. (Code 1971, § 8244; Ord. No. 2008-005, § 5, 3-17-08; Ord. No. 2021-017, § 82, 12-13-21)

When an appeal of a planning commission action on a tentative map is filed as specified in this title, the appeal shall be processed, and heard and acted upon by the city council, in the manner described in Section 24.565.060 for appeals of zoning permit decisions. A decision of the city council to approve, conditionally approve, or disapprove a tentative map on appeal shall be final and no further administrative appeal is provided therefrom. (Code 1971, § 8245; Ord. No. 2008-005, § 6, 3-17-08; Ord. No. 2021-017, § 82, 12-13-21)

Filing fees shall be payable as specified from time to time by resolution of the city council. (Code 1971, § 8246; Ord. No. 2008-005, § 7, 3-17-08; Ord. No. 2021-017, § 82, 12-13-21)

A. Definition. The term “vesting tentative map” refers to a tentative map which meets the requirements of Government Code Section 66452(c), i.e., a tentative map which at the time it is filed has printed conspicuously on its face the words “Vesting Tentative Map.”

B. Applicable Provisions. A vesting tentative map submitted for processing pursuant to the provisions of the Subdivision Map Act (see in particular, without limitation, Government Code Sections 66498.1 through 66498.8, 66452.6, and 66463.5) shall be subject to all provisions of this chapter applicable to tentative maps, and shall be processed in the same manner as a tentative map, except as otherwise provided in the Subdivision Map Act, in this chapter, or in the city council resolution adopted pursuant to Government Code Section 66498.8(a).

C. Consistency. No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the comprehensive plan or any applicable specific plan, or not permitted pursuant to the zoning provisions or other applicable provisions of this code.

A vesting tentative map may not be filed seeking a subdivision that would be inconsistent with the city’s comprehensive plan or applicable zoning. Instead, any necessary comprehensive plan amendment or zone change must be obtained before any such proposed map may be properly filed. Furthermore, no such map may be filed prior to the subdivider having obtained necessary environmental clearances, preparing any necessary EIRs, and obtaining any other required discretionary approvals (with the exception of annexation).

D. Expiration. The approval or conditional approval of a vesting tentative map shall expire at the end of 24 months. Extensions permitted with respect to tentative maps (or tentative parcel maps) provided for elsewhere in this chapter shall not apply. No extensions of a vesting tentative map shall be permitted.

E. Development Rights.

1. The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development as provided in the Subdivision Map Act. (See, in particular, Government Code Sections 66498.1 through 66498.7.)

2. Said vested rights shall expire with respect to a vesting tentative map, or any portion thereof, if a final map is not approved with respect to said map, or portion thereof, in a timely manner in accordance with the Subdivision Map Act and the time limits established in this article.

3. If a final map is approved, the vested rights thus established shall last for the following periods of time:

a. An initial period of 12 months from the date the final map is recorded. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded.

b. The initial time period set forth in subsection (E)(3)(a) of this section shall be automatically extended by any time used for processing a complete application for a grading permit or for design or architectural review, if such processing exceeds 30 days from the date a complete application is filed.

c. A subdivider may apply to the director for a one-year extension at any time before the initial time period set forth in subsection (E)(3)(a) of this section expires. If the extension is denied, the subdivider may appeal that denial to the city council within 15 days.

d. If the subdivider submits a complete application for a building permit during the periods of time specified in subsections (E)(3)(a) through (E)(3)(c) of this section, the rights referred to in this section shall continue until the expiration of that permit, or any extension of that permit. (Code 1971, § 8247; Ord. No. 2021-017, § 82, 12-13-21)