Woodside Municipal Code § 152.080 Reserved

(A) Subsequent to the receipt of the written reports on the concept map from the Subdivision Review Committee, ASRB, Committees, or their designated subcommittees, subdivider or owner shall cause a tentative map to be prepared in accordance with the provisions of Section 152.071 of this chapter. Copies of the tentative map deemed necessary by the Planning Director, accompanied by the required statements, materials, fee, and deposit, shall be submitted to the Planning Director.

(B) The Planning Director shall refer the tentative map and accompanying data, pursuant to Section 152.130 of this chapter, to the Subdivision Review Committee to review with regard to completeness and adequacy of information as required by this chapter.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

Tentative maps shall be prepared by a licensed land surveyor or civil engineer authorized to practice land surveying and shall contain or be accompanied by the information set forth in divisions (A) through (U) of this section. The tentative map shall be in full compliance with the requirements of this chapter and shall clearly show all details of the proposed land division or subdivision. The tentative map shall show the entire proposed development on one sheet, and to a scale of one inch equals 50 feet, unless the Town Engineer or Planning Director has indicated that a larger or smaller scale will facilitate review by the Town.

(A) The subdivision or land division name and number;

(B) The date of preparation and space for future revision dates and the north point, scale, and key map;

(C) The name, address, and telephone number of the individual who prepared the map and the registration or license number of the engineer or surveyor (signed and sealed);

(D) The names, addresses, and telephone numbers of the record owners and subdivider;

(E) The land division or subdivision boundaries and acreage to the nearest one-hundredth of an acre. Town boundaries shall be indicated if they abut the proposed land division or subdivision;

(F) The locations, names, and right-of-way and pavement widths of adjacent roads and easements and the location and size of the existing drainage facilities;

(G) All major natural features, such as streams, rock outcrops, vegetation, earthquake faults, and the like;

(H) The names and numbers of adjacent land divisions or subdivisions, showing the lot and block or assessor's parcel numbers of the adjoining lots and the names of the owners and parcel numbers of all adjacent lands;

(I) The location and an outline to scale of each existing building, structure, septic tank, and drainfield, noting whether or not it is to remain. The distances between all buildings and proposed property lines shall be shown;

(J) The location of the official plan lines and proposed roads or highways in accordance with the General Plan and adopted policy of the Town;

(K) The location, proposed name, right-of-way and pavement widths, center line radii, and approximate grade of each proposed road within the land division or subdivision, together with profiles and the location, size, and grade of all proposed drainage facilities;

(L) The existing and proposed public utility easements and their location and width;

(M) The existing and proposed equestrian and hiking trails and pedestrian and bicycle paths within the land division or subdivision and their location and width and the areas proposed for public use, conservation, open space, and scenic easements;

(N) The location and size of existing and proposed sanitary sewers, fire hydrants, gas and water lines, and power, telephone, and other public utilities. The subdivider or owner shall investigate with each required utility entity the scope of work required to serve the land division or subdivision, and the results of the investigation shall be submitted in writing with the tentative map. If sewage disposal is to be by septic tank and drainfield, the approximate locations of the drainfields, with 100 percent of the expansion area, shall be shown, as well as the locations of the percolation test holes and a copy of the test results;

(O) The location of areas subject to inundation or stormwater overflow and of all areas covered by water and the location, width, and direction of flow of all watercourses;

(P) The existing contours in the range of ten-foot intervals to a one-foot interval to produce one contour at least every 50 feet. The source of the topographical information shall be stated. The contour interval shall be uniform for the entire map. If grading is proposed, the finished grades shall be clearly shown and supplementary cross sections showing the completed elevations of excavations and fills shall be provided. The quantity in cubic yards of cut and fill shall be stated. All grading shall be in conformance with the Town's zoning and site development provisions;

(Q) The outlines of groves and orchards and approximate location of all individual trees having a trunk circumference of 20 inches or greater (measured four feet about the ground level). Individual trees shall be shown within all areas where roads, driveways, utility easements, pathways, or buildings will occur. An approximate tree loss count shall be provided;

(R) The lot lines, approximate dimensions of all lots, and the areas of each lot given to the nearest one-tenth of an acre;

(S) All lots shall be numbered consecutively throughout the entire land division or subdivision;

(T) A blank space of at least 90 square inches in area suitable in shape for certificates, conditions, approvals, and other similar matters; and

(U) For each proposed lot, the subdivider or owner shall show either on the tentative map or on a development plan the outline, to scale, of a conforming building site and drainfield and the location and grade of the driveway. The development plan, as approved by the Planning Commission, shall become a part of the approved tentative map. The purpose of this procedure is to provide assurance that at least one conforming and adequate building site and driveway are available within each lot within the land division or subdivision.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

In the event lots are created which are a minimum of twice the required net lot area for the zoning district, a supplementary map shall be submitted showing possible or proposed future lot lines, roads, utilities, and the like satisfactorily to demonstrate that a future land division or resubdivision may occur in compliance with the requirements of this chapter, the General Plan, any applicable Specific/Area Plan, and the zoning provisions without interfering with the orderly extensions of roads, utilities, trails, and the like.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

The following statements and materials shall accompany tentative maps:

(A) A map showing the location of the proposed land division or subdivision and surrounding subdivisions and roads located within a one-quarter-mile radius of the boundaries of the proposed land division or subdivision;

(B) Profiles drawn to scale to show clearly all details, showing center lines and the existing ground and finished grade elevations of all roads, paths, trails, sanitary sewers, and storm drains in the land division or subdivision. Profiles other than center line shall be shown if requested by the Town Engineer. All elevations shall be indicated to the nearest one foot and shall be referred to the mean sea level datum as established by the United States Coast and Geodetic Survey or to elevations or bench marks as established by the Town Engineer;

(C) Typical cross sections of all roads and, when required, details of berms, gutters, paths, trails, and other improvements drawn to scale to show clearly all details;

(D) The existing and proposed uses of the land, with a statement of the respective proportions of the total area of the land division or subdivision represented by each proposed use;

(E) The source and adequacy of the water supply verified in writing by the supplier;

(F) The method of sewage disposal and soil percolation test results for lots to be served by septic tank systems. The tests shall have been conducted in accordance with the instructions and to the specifications of the Health Officer;

(G) A statement of the proposed tree and other planting, including erosion control planting;

(H) A statement of the improvements proposed to be made or installed by the owner or subdivider;

(I) A statement of the improvements to be made by private utility companies or public agencies, with letters from such compares or agencies confirming their agreements to make such improvements and their evaluations of the adequacy of the rights-of-way or easements proposed;

(J) All proposed deed restrictions or covenants;

(K) The geotechnical report as prescribed by Section 152.123 of this chapter;

(L) A natural land features study pursuant to Section 152.074 of this chapter for land divisions and subdivisions located within Town and state scenic corridors;

(M) Technical studies, including but not limited to a Biological Evaluation, Traffic Study, Noise Study, Historical Evaluation, etc., as determined by the Town Engineer or Planning Director;

(N) Such other information as may be required by the Planning Commission.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Applications for all land divisions and subdivisions visible from a Town or state designated Scenic Corridor shall include a natural land features study consisting of:

(1) Slope features, including a certification of topographic data;

(2) Biological inventory shown as identified in a Biological Report;

(3) Geotechnical features shown as identified in a geotechnical report;

(4) Noise exposure shown as identified in a Noise Study;

(5) Off-site visual impacts using building renderings as viewed from the scenic corridor;

(6) Drainage for existing and proposed drainage patterns;

(7) Grading;

(8) Septic system feasibility analysis; and

(9) Off-site cumulative impacts assessment evaluating potential building locations using the constraints identified in the studies above.

(B) The natural land features study shall be presented in a form that allows the Town to identify the most and least environmentally sensitive areas.

(C) All land divisions, and subdivisions shall be subject to CEQA. If an exemption from CEQA is not provided in the Statutory or Categorical Exceptions in the CEQA Guidelines, the Town shall prepare an Initial Study to determine if the land division or subdivision warrants a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report to be prepared by the Town or the Town's consultant at the expense of the applicant. All state required timelines and procedures shall be followed in the preparation and processing of all CEQA documents. Pursuant to Section 15074, as stated or hereafter amended, of the CEQA Guidelines, any recommending body, such as the Town subcommittees and ASRB, shall also consider the CEQA document before making their recommendations.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) The Planning Director shall determine which Town committees will be required to review the tentative map and then transmit copies of the tentative map and accompanying data to those Town committees. These may include, but not be limited to, Trails Committee, The Environment: Open Space, Conservation, and Sustainability Committee (EOSCSC), and History Committee, unless the committees have previously designated subcommittees consisting of three members who have been tasked to review and provide written recommendations on tentative maps of:

(1) A subdivision;

(2) A land division with proposed dedication of easements related to the Charter of a committee; or

(3) A land division with existing easements related to the Charter of a committee.

(4) This review and recommendation shall be limited to the items raised by the committees, or their designated subcommittees, in their review of the concept map or any new information that was not available during the concept map review.

(B) The Planning Director shall also transmit copies of the tentative map and accompanying data to the Architectural and Site Review Board for review at a public hearing to provide written recommendations to the Subdivision Review Committee.

(C) Within 20 days after the application is determined by the Town and the land division or subdivision is exempt from CEQA, or after the preparation and release of any required CEQA document if the land division or subdivision is not exempt from CEQA, the ASRB and subcommittee's review process shall be completed and a written report shall be prepared and submitted to the Planning Director for distribution to the Subdivision Review Committee. The subcommittees shall prepare a written report and submit to the Planning Director to be distributed to the Subdivision Review Committee. The ASRB time frame may be extended to the next available hearing if the Board cannot hold a hearing within 20 days.

(D) Within 15 days after receiving the written reports from the ASRB and required subcommittees, the Subdivision Review Committee shall schedule a meeting to review and make a written report and recommendations to the Planning Commission.

(E) The Subdivision Review Committee's written report and recommendations shall be transmitted to the Planning Commission for its consideration as it reviews the tentative map.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

If the tentative map is in compliance with the provisions of this chapter, CEQA, and the Subdivision Map Act, the Planning Director shall find the tentative map complete and schedule it for review by the Planning Commission. The Planning Commission meeting date for the review of the application shall comply with all State CEQA and Permit Streamlining Act timelines. At least ten days prior to the Planning Commission's public hearing, the Planning Director shall cause notices of the time and place of such hearing to be given in accordance with the provisions of Section 66451.3 of the Subdivision Map Act. Such notice shall be given by publication once in a newspaper of general circulation printed and published in the County and circulated in the Town or by posting the notice in at least three public places in the Town. The notice shall include a general description and location of the proposed land division or subdivision. The notice shall be sent to all property owners within 300 feet of the perimeter property lines for all parcels included on the tentative map.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) If a Negative Declaration (ND), Mitigated Negative Declaration (MND), or an Environmental Impact Report (EIR) has been prepared, the Planning Commission shall first hold a public hearing on the ND, MND, or EIR to determine if it is adequate and complete. After the ND or MND has been approved or EIR has been certified as adequate and complete, the Planning Commission shall hold a public hearing on the tentative map, to review the report and recommendations of the Subdivision Review Committee, hear the comments and opinions of the owner or subdivider and his/her engineer and other interested persons. The Planning Commission's review and action shall be completed within 50 days after the tentative map is referred to the Planning Commission for review, unless such time limit is extended by agreement with the owner or subdivider. At the discretion of the Planning Director, public hearings on the EIR and the project may be scheduled for the same meeting.

(B) The Planning Commission shall determine whether the tentative map is in compliance with the policies and requirements of the General Plan, any applicable Specific/Area Plan, zoning provisions, site development provisions, Subdivision Map Act, and this chapter in accordance with the findings set forth in this section and, upon such basis, shall approve, disapprove, or conditionally approve the tentative map.

(C) In the case of conditional approval, the Planning Commission shall require such changes as are necessary to secure compliance with the applicable Town laws, unless specific exceptions to their provisions are recommended to the Council for approval pursuant to Section 152.009 of this chapter.

(D) Specifically, the Planning Commission shall consider the following before approving, conditionally approving, or disapproving the proposed tentative map for any land division or subdivision:

(1) The environmental review documents;

(2) The report, findings, and recommendations of the Subdivision Review Committee;

(3) The report and recommendations of the ASRB and Town Committees, or their designated subcommittees;

(4) Consistency with the General Plan, any applicable Specific/Area Plan, and the zoning and site development provisions;

(5) Applications or requirements for variances, exceptions or other entitlements, if any;

(6) Staff reports including all attachments;

(7) Public testimony; and

(8) The testimony of the owner or subdivider and/or his/her authorized representatives.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

The Planning Commission shall approve a tentative map if the Planning Commission makes all of the following specific findings:

(A) The tentative map is consistent with the General Plan and any applicable Specific/Area Plan;

(B) The design or improvement of the proposed land division or subdivision is consistent with the General Plan and applicable Specific/Area Plan;

(C) The site is physically suitable for the type of development proposed;

(D) The site is physically suitable for the proposed density of development;

(E) The design of the land division or subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

(F) The design of the land division or subdivision or the type of improvements will not cause serious public health or safety problems;

(G) The design of the land division or subdivision or the type of improvements:

(1) Will not conflict with easements, acquired by the public at large, for access through or the use of property within the proposed land division or subdivision;

(2) If conflicts with existing easements will occur, substantially equivalent alternate easements, for access or for use, will be provided;

(3) This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Planning Commission or Town Council to determine that the public at large has acquired easements for access through or the use of property within the proposed land division or subdivision; or

(H) The discharge of waste from the proposed land division or subdivision into an existing sewer system would not result in a violation of existing requirements prescribed by the State Regional Water Quality Control Board pursuant to Division 7 (commencing with Water Code § 13000) of the Cal. Water Code.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Tentative maps for a land division shall not be referred to the Council unless an exception request has been made or dedications of rights-of-way, easements, or road maintenance agreements are required.

(B) If the tentative map for a subdivision is recommended for approval or conditional approval by the Planning Commission, the map and the record of the Planning Commission action shall be transmitted to the Town Clerk and the matter set for the next available public hearing of the Council. Referral to the Council shall not be necessary for a tentative map for a land division.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Any revision to an approved tentative map shall comply with the requirements in effect at the time such revision is considered by the Planning Commission. The revised tentative map shall show all of the information and requirements set forth in this chapter insofar as any change which may have been made. The approval or conditional approval of the Planning Commission of any revised tentative map shall supersede previous decisions only to the extent of the changes under consideration.

(B) If an owner or subdivider initiates a substantial revision to an approved tentative map as determined by the Planning Director, the owner or subdivider shall pay a non-refundable processing fee in an amount as set forth in the Schedule of Fees and Charges of the Town, adopted by Resolution of the Town Council.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

When any change is made by the owner or subdivider in statements appearing on or submitted with a tentative map, such change shall be submitted to the Planning Commission in writing and approved by it prior to the recordation of the final map.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

Any owner or subdivider may withdraw a concept map or tentative map at any time prior to action by the Planning Commission. Notice of the intent to withdraw shall be given to the Planning Director in writing. Upon the receipt of the notice, the Planning Director shall notify each official, public or private agency, or utility company from whom or which a report was requested.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)