Chapter 16.16 — TENTATIVE MAPS

Prior to filing of a tentative subdivision map, a conceptual map shall be submitted to the Site Plan Review Staff in accordance with Chapter 17.28 of the Zoning Ordinance. The map shall be drawn at a scale large enough to show all details clearly and enough sheets shall be used to accomplish this end. The map shall show the entire parcel proposed for subdivision including: approximate lot lines, street alignments, adjacent streets and adjacent land uses. The Site Plan Review Staff will prepare comments, recommendations, and requirements of the tentative subdivision map for the subdivider's review.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: prior code § 9090)

• A. All tentative subdivision maps shall be reviewed by the Site Plan Review Staff prior to the submission of a tentative map to the Planning Commission.

• B. The Site Plan Review Staff shall examine and review the following:

1. The completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision;

2. Conformity of the overall design of the subdivision to the general plan and all pertinent requirements of this title and other laws and plans of the city;

3. The provisions for, and suitability of street improvements, underground utilities, fire hydrants, street lights, storm drains, streets, trees and sidewalks. The adequacy of the water supply, solid waste collection, sewage disposal and easements for utilities and drainage;

4. Provisions for public areas, including parks, schools, public utilities facilities, etc.

• C. If any portion of the subdivision is in conflict with any of the requirements of this title, other ordinances, or state law, the Site Plan Review Staff shall, to the best of their ability, advise the subdivider of such conflicts.

D. The Site Plan Review Staff may deem it advisable to recommend additional improvements, easements or dedications to be included; in which case, the subdivider shall be duly informed of the nature of the recommendations following the Site Plan Review Staff meeting.

E. The Site Plan Review Staff shall make a report of its recommendations to the Planning Commission, and shall furnish a copy of that report to the subdivider, in accordance with Chapter 17.28.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: prior code § 9095)

A. The tentative map shall be prepared by a registered civil engineer or a licensed land surveyor in accord with the provisions of the Subdivision Map Act and this title and shall be filed with the city planner. Such filing shall be prior to the completion of final surveys of streets and lots and before the start of any grading or construction work within the proposed subdivision.

B. A minimum of thirty (30) copies of the tentative map, and accompanying reports and statements shall be submitted to the city planner at the time of filing. Filing of required documents will be deemed official upon written receipt from the city planner. (Ord. 2017-01 (part), 2017: Ord. 9605 § 32 (part), 1996: prior code § 9100)

Filing fee to cover the costs of processing and checking shall be paid for each tentative map at the time of filing thereof in amounts as may be adopted by the City Council yearly by resolution. If, after approval of a tentative map, revisions of the initial map are filed or a new tentative map is filed covering the same or additional land, each filing shall be considered as a new subdivision. There shall be no charge for filing of changes in tentative maps to meet the requirements of the city. (Ord. 2017-01 (part), 2017: prior code § 9110)

The tentative map shall show the entire subdivision on one or more eighteen (18) inch by twenty-six (26) inch sheets at a scale large enough to show all details clearly. (Ord. 2017-01 (part), 2017: prior code § 9115)

Each tentative map shall contain the following information:

1. The name of the proposed subdivision, and designation as a tentative map;

2. The name and address of the owner of the property proposed to be subdivided;

3. The name and address of the subdivider;

4. The name of the engineer, surveyor or firm who prepared the map;

5. The approximate acreage;

6. The north point;

7. The scale;

8. The date;

9. The boundary line;

10. The location and width of all streets and alleys within the boundaries of the proposed subdivision;

11. The proposed names of all streets within the boundaries of the proposed subdivision; proposed streets that are obviously in line with others already named and existing should be given the same name;

12. The name, location and width of adjacent streets;

13. The lot lines and approximate dimensions; lots shall be numbered consecutively;

14. The approximate location and width of watercourses or areas subject to inundation from floods, including flood plain boundaries, and the location of structures, irrigation ditches, and other permanent physical features;

15. An accurate description of the exterior boundaries of the subdivision or legal description of the property comprising the subdivision, a vicinity map indicating the location of the proposed subdivision in relation to the surrounding area or region;

16. The width and location of all existing or proposed public or private easements;

17. The proposed use of lots as to desired residential, commercial, industrial or other uses;

18. Any railroads;

19. The approximate radius of curves;

20. The zoning district in which the proposed subdivision is located;

21. The general plan use designation for the area of the proposed subdivision;

22. Any public areas proposed;

23. The dimensions and locations of any existing buildings that are to remain in place on the property; the variety,

size and location of all existing trees having a diameter of four inches or greater, except orchard trees, which shall be shown by general area, location and spacing or rows;

24. The locations of any existing wells, pipelines or septic tanks;

25. The location of city limit lines;

26. Oak trees having a trunk diameter exceeding four inches, measured at a point five feet above the existing ground level;

27. Any of the foregoing information as may not be practicably shown on the map shall be contained in a written statement accompanying the map. (Ord. 2017-01 (part), 2017: prior code § 9120)

A. The tentative map shall contain or be accompanied by reports and/or written statements from the subdivider giving essential information regarding the following matters:

1. The source of water supply;

2. The type of street improvements and utilities that the subdivider proposes to install;

3. The proposed method of sewage disposal;

4. The proposed method of solid waste collection;

5. The proposed public bus stops and turnouts;

6. The proposed storm water sewer or other means of drainage;

7. The proposed tree planting and related landscaping;

8. Preliminary title reports of entire property;

9. A preliminary soils report. The preliminary soils report may be waived if the city engineer determines that, due to the knowledge he has of the quality of the soils of the subdivision, no preliminary analysis is necessary;

10. If a subdivision is to be developed as consecutive individual units, it shall be so stated on the tentative map, and the order and approximate dates of completion of each unit shall be given at the time of filing of the tentative map;

11. A map showing the properties within a three hundred (300) foot radius of the proposed tentative map and a property owners list keyed to the three hundred (300) foot radius map.

B. The information required in the written reports and statements may be shown on the tentative map itself if feasible. (Ord. 2017-01 (part), 2017: prior code § 9125)

A. When the tentative maps, accompanying reports and statements are filed, and the Site Plan Review Staff has approved the map, the city planner shall immediately forward copies of each to the following agencies when affected:

1. Caltrans;

2. Southern California Edison Company;

3. California Water Service;

4. Southern California Gas Company;

5. Visalia Unified School District;

6. United States Postmaster;

7. Tulare County Health Department;

8. Tulare County Public Works Department;

9. Federal Housing Authority;

10. Comcast Cable;

11. Water Quality Control Board;

12. AT&T;

13. Affected irrigation or drainage district.

• B. With the exception of school districts, such agencies shall respond within fifteen (15) days after receipt of such tentative map for their comments to be considered by the commission. School districts shall respond within twenty

(20) working days of the date on which the notice was mailed to the school district for comment.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: Ord. 9605 § 32 (part), 1996: prior code § 9130)

Any report or recommendation on a tentative map by the staff of the commission or council shall be in writing and a copy thereof served on the subdivider at least three days prior to any hearing or action on such map by the commission or council. (Ord. 2017-01 (part), 2017: prior code § 9135)

A. The city Planning Commission shall hold a public hearing on an application for a tentative subdivision map or vesting tentative subdivision map.

B. Notice of a public hearing shall be given not less than ten days or more than thirty (30) days prior to the date of the hearing by mailing a notice of the time and place of the hearing to property owners within three hundred (300) feet of the boundaries of the area proposed for subdivision. (Ord. 2017-01 (part), 2017: prior code § 9140)

Within fifty (50) days after the tentative map has been filed with the city planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by state law and local ordinances, the commission shall report in writing to the subdivider their decision regarding approval, conditional approval, or disapproval of the map and the conditions on which such action is based. (Ord. 2017-01 (part), 2017: Ord. 9605 § 32 (part), 1996: prior code § 9145)

This section shall apply to both tentative maps and parcel maps for which a tentative map is not required.

• A. The Planning Commission shall deny approval of a tentative map, or a parcel map for which a tentative map was not required, if it makes any of the following findings:

1. The proposed map is not consistent with the General Plan;

2. The proposed map is not consistent with an applicable specific plan adopted in accordance with Government Code Section 65451;

3. The design or improvement of the proposed subdivision is not consistent with the General Plan or with an applicable specific plan.

4. The site is not physically suitable for the type of development.

5. The site is not physically suitable for the proposed density of development.

6. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

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

8. The design of the subdivision or the type of improvements will conflict with easements acquired by the public at large that are either of record or have been established by judgment of a court of competent jurisdiction, that are for access through, or use of, property within the proposed subdivision, and that there are no feasible alternate easements for access or for use that will be substantially equivalent to ones previously acquired by the public.

B. In determining whether to approve or deny a tentative map, the Planning Commission shall apply only those ordinances, policies, and standards in effect at the date the City Planner has determined that the application is complete pursuant to Government Code Section 65943.

C. If the Planning Commission finds that the land is subject to any of the following, then the Planning Commission shall deny approval of a tentative map, or a parcel map for which a tentative map was not required if, after reviewing Government Code Section 66474.4, it finds that either the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use or the subdivision will result in residential development not incidental to the commercial agricultural use of the land:

1. A contract entered into pursuant to the California Land Conservation Act of 1965 (Chapter 7 (commencing with Section 51200) of Part 1 of Division 1 of Title 5), including an easement entered into pursuant to Section 51256.

2. An open-space easement entered into pursuant to the Open-Space Easement Act of 1974 (Chapter 6.6 (commencing with Section 51070) of Part 1 of Division 1 of Title 5.)

3. An agricultural conservation easement entered into pursuant to Chapter 4 (commencing with Section 10260) of Division 10.2 of the Public Resources Code.

4. A conservation easement entered into pursuant to Chapter 4 (commencing with Section 815) of Part 2 of Division 2 of the Civil Code. (Ord. 2017-01 (part), 2017)

The City Council may overrule or modify any ruling or determination of the commission in regard to a tentative map and may make conditional exceptions if special circumstances pertaining to the property involved justify a variance from the provisions of this title. (Ord. 2017-01 (part), 2017: prior code § 9150)

A. Expiration. The approval or conditional approval of a tentative map shall expire twenty-four (24) months from the date the map was approved or conditionally approved.

B. Extension. The person filing the tentative map may request an extension of the tentative map approval or conditional approval by written application to the city planner who shall forward it to the Planning Commission for action. Such application shall be filed before the approval or conditional approval is due to expire. The application shall state the reasons for requesting the extension.

C. Time Limit on Extensions. An extension or extensions of tentative map approval or conditional approval shall not exceed an aggregate of three years. (Ord. 2017-01 (part), 2017: Ord. 9605 § 32 (part), 1996: prior code § 9155)