The purpose of this chapter is to create and establish the city's
regulations, standards and procedures applicable to tentative maps
consisting of five or more parcels.
(Ord. 91-9 § 3)
The tentative map shall be prepared in a manner acceptable to
the Community Development Department and shall be prepared by a registered
Civil Engineer or licensed land surveyor. The tentative map application
shall contain the following components:
A. Tentative
Map.
1. Subdivision
name and number.
2. Legal
description of the property to be subdivided.
3. Date,
north arrow, scale, contour interval and source and date of existing
contours and datum.
4. A
vicinity map showing roads, adjoining subdivisions, towns, creeks,
railroads and other data sufficient to locate the subdivision.
5. Name,
telephone number, and address of record owner or owners of the subdivision.
6. Name,
address and telephone number of the subdivider.
7. Name,
business address and telephone number of the registered engineer or
licensed surveyor who prepared the tentative map.
8. A
statement of existing zoning and any proposed zoning changes and of
existing and proposed uses of the property.
9. A
statement of the gross and net acreages of the overall subdivision
and the resultant parcels.
10. Topographic data of the proposed site and at least one hundred feet
beyond its boundary, including but not limited to:
a. Existing contours at one-foot intervals if the existing ground slope
is less than ten percent and at not less than five-foot intervals
for existing ground slopes equal to greater than ten percent. Existing
contours shall be represented by dashed lines or by screened lines.
b. Type, circumference and drip line of existing trees with a trunk
diameter of four inches or more. Any trees proposed to be removed
shall be so indicated.
c. The location and outline of existing structures identified by type.
Structures to be removed shall be so marked.
d. The approximate location of all areas of potential stormwater overflow;
the location, width, and direction of flow of each water course; and
the flood zone designation as indicated on the Flood Insurance Rate
Map ("FIRM").
e. The location, pavement and right-of-way width, grade and name of
existing streets or highways.
f. The widths, location and purpose of all existing easements.
g. The location and size of existing sanitary sewers, fire hydrants,
water mains and stormdrains shall be indicated. The location of existing
overhead utility lines on peripheral streets shall be indicated.
11. Proposed improvements to be shown shall include but not be limited
to:
a. The location, center line radius and arc length of curves, right-of-way
width, and name of all streets. Typical sections of all streets shall
be shown. Proposed private streets shall be clearly indicated.
b. The location of all curb returns and cul-de-sacs.
c. The locations, width and type of all easements.
d. The angle of intersecting streets if such angle deviates from a right
angle by more than four degrees.
e. The approximate lot layout and the approximate dimensions of each
lot and each building site, the finish floor elevation of proposed
building pads, the top and toe of cut and fill slopes to scale, the
number of each lot, and the elevation of adjacent parcels.
f. Proposed contours at one-foot intervals shall be shown if the existing
ground slope is less than ten percent and not at less than five-foot
intervals for existing ground slopes of ten percent or more. A separate
grading plan may be submitted.
g. Proposed park and recreational sites, common areas, open space areas
including method of ownership and management.
h. The location and size of sanitary sewers, fire hydrants, water mains
and storm drains. The proposed routing of stormwater runoff generated
by a one-hundred-year flood shall also be indicated.
i. A runoff control plan per Section
15.08.280. Submittal requirements include:
(1)
Project's applicability status to the post-construction standards
plan;
(2)
Site design plans and specification;
(3)
A complete post-construction project worksheet;
(5)
A signed certificate of responsibility.
j. A list of proposed street names pursuant to the city's street naming
policy for review by the community development department.
B. Accompanying
Environmental Information and Reports. All tentative map applications
shall be accompanied by the following information unless otherwise
exempted by the community development director and the city engineer:
1. Environmental
studies including, but not limited to, biological assessments, noise
studies, cultural resources reports, arborist reports, and Phase 1/2
evaluations.
2. Soils
Report. A soils report prepared in accordance with the provisions
of Chapter 70 of the Uniform Building Code.
3. School
Sites. The subdivider shall obtain from the Washington Unified School
District, its intention, in writing, concerning the necessity for
a school site and/or temporary and/or permanent school facilities.
5. Phasing
Plan. If the subdivider plans to file multiple final maps on the tentative
map, it shall submit a written notice to this effect to the community
development department.
6. Title
Report. A preliminary title report, acceptable to the community development
department, showing the legal owners at the time of the filing of
the tentative map.
7. Preliminary
grading plan.
C. Application
Format and Additional Information. The community development director
shall determine the number of tentative maps to be delivered. The
map shall be legibly drawn, printed or reproduced. The scale of the
map shall be not less than one inch equals one hundred feet or as
may be necessary to show all details clearly. All tentative map applications
shall be accompanied by the following additional information:
1. Assessor's
parcel map showing the location of the subject property and all surrounding
property within a five hundred foot radius of the property.
2. List
of all property owners within the five hundred foot radius.
3. Copy
of every restrictive covenant proposed, or in the case of condominium
projects, a copy of the declaration of restrictions and proposed management
arrangement relating to the project, as required by the provisions
of Section 1353 of the California
Civil Code.
D. Fees.
A fee, as established by city council resolution, shall be required
with all tentative map applications.
(Ord. 91-9 § 3; Ord. 03-21 § 1; Ord. 15-4 § 3)
A. Within
thirty days of receiving a tentative map application, the community
development department shall inform the applicant whether the application
is complete and accepted for filing. If incomplete, the community
development department shall state in what respect the application
is deficient.
B. Within
five days after the filing of a complete tentative map application,
the community development department shall send a notice of the filing
of a tentative map to appropriate city departments and other agencies,
including the Washington Unified School District.
C. The
community development department shall set a public hearing on the
application before the planning commission and cause notice thereof
to be published once in a newspaper of general circulation in the
city, not less than ten days prior to the public hearing. A copy of
the community development department report shall be forwarded to
the subdivider at least three working days prior to the public hearing.
At least ten days prior to the date scheduled for the public hearing,
the community development department shall mail notice of the public
hearing to the owner of the subject property or his or her authorized
agent, the project applicant, each local agency expected to provide
essential facilities or service whose ability to provide these facilities
may be affected, and all property owners within a three hundred foot
radius of the subject property.
D. The
planning commission shall approve, conditionally approve or deny the
tentative map, and the community development department shall report
the decision of the planning commission to the subdivider within fifty
days after certification of an environmental impact report (EIR) for
the project, adoption of a negative declaration for the project, or
determination by the city that the project is exempt from CEQA. In
reaching a decision upon the tentative map, the planning commission
shall consider the effect of that decision on the housing needs of
the region, and balance these needs against the public service needs
of its residents and available fiscal and environmental resources.
(Ord. 91-9 § 3; Ord. 92-2 § 2(A); Ord. 97-4 § 2 Exh. 1 (part))
The tentative map may be approved or conditionally approved
by the planning commission if it finds that:
A. The
tentative map is consistent with the goals and policies of the general
plan and any applicable specific plans;
B. The
tentative map is in conformance with this title and the zoning ordinance;
and
C. The
tentative map is in conformance with the Subdivision Map Act.
(Ord. 91-9 § 3)
The tentative map may be denied by the planning commission if
it makes any of the following findings:
A. The
tentative map is not consistent with the goals and policies of the
West Sacramento general plan and any applicable specific plans;
B. The
tentative map is not in conformance with this title and the zoning
ordinance;
C. The
tentative map is not in conformance with the Subdivision Map Act;
D. The
site is not physically suitable for the type of development;
E. The
site is not physically suitable for the proposed density of the development;
F. The
subdivision or improvements are likely to cause substantial environmental
damage or substantially and avoidably injure fish and wildlife or
their habitat;
G. The
subdivision or improvements are likely to cause serious public health
problems;
H. The
subdivision or improvements conflict with easements acquired by the
public at large, for access through or use of property within the
proposed subdivision;
I. The
land is subject to a contract entered into pursuant to the California
Land Conservation Act (
Government Code 51200 et seq.) and that the
resulting parcels following a subdivision of land would be too small
to sustain their agricultural use.
(Ord. 91-9 § 3)
A. The
subdivider or any party adversely affected by any planning commission
action, including the city council or any individual city council
member, may within ten days after the decision, appeal in writing
to the city clerk.
B. The
city council shall hold a public hearing on the appeal within thirty
days after the date of filing of the appeal. If there is no regular
meeting of the city council within the next thirty days for which
the required notice can be given pursuant to
Government Code Section
66451.3, the appeal may be heard at the next regular meeting for which
notice can be given, or within sixty days from the date of the receipt
of the request, whichever period is shorter. Within ten calendar days
following the conclusion of the public hearing, the city council shall
render its decision on the appeal.
C. The
city council may sustain, modify, or reject any ruling of the planning
commission and may make any findings which are consistent with the
provisions of the Subdivision Map Act or this chapter.
(Ord. 91-9 § 3; Ord. 95-7 § 2 (part); Ord. 09-17 § 2)
Any subdivider may file with the city, the tentative map of
a proposed subdivision of unincorporated territory adjacent to the
city. The map, in the discretion of the city, may be acted upon in
the manner provided in Article 1 of the Map Act and this title, except
that if it is approved, such approval shall not be effective until
annexation of such property to the city has been completed. If annexation
is not completed within one year, the approval of such map shall be
null and void. No subdivision of unincorporated territory may be affected
by approval of a map by the city unless annexation thereof to the
city is completed prior to the approval of the final map thereof.
(Ord. 91-9 § 3)
No application for a tentative map approval shall be accepted
nor any hearings held thereon when an application for the same or
substantially same tentative map has been previously denied until
a period of one year has elapsed from the date of the final denial
of the application by the body having final jurisdiction in the matter.
(Ord. 91-9 § 3)