The form and contents, submittal and approval of tentative parcel
maps shall conform to the provisions of this chapter. The tentative
parcel map shall be prepared by a registered civil engineer or licensed
land surveyor.
(Code 1980, § 16.20.010; Ord. No. 28-B, § 1.501.1, 1981)
The tentative map shall be clearly and legibly drawn on one
or more sheets 18 inches by 26 inches in size. The scale shall be
as approved by the city engineer and all lettering shall be one-eighth
inch minimum in height. The final form shall be as approved by the
city engineer.
(Code 1980, § 16.20.020; Ord. No. 28-B, § 1.501.2, 1981)
The tentative parcel map shall show the following information:
A. Names,
addresses and telephone numbers of legal owner, subdivider and the
person preparing the map (including registration number).
B. Assessor's
parcel number.
C. Date
prepared, north arrow, scale and contour interval.
D. Existing
and proposed land use.
E. Ownership.
In any case where, under the provisions of
Government Code § 66445(f),
the subdivider alone may sign and acknowledge the certificate and
the subdivider does not have a record title owner-ship interest in
the property to be divided, the subdivider shall provide the city
with satisfactory evidence that the persons with record title ownership
have consented to the proposed division.
F. A vicinity
map, sufficient to show the relation to the local community (minimum
scale one inch equals 1,000 feet).
G. Existing
topography of the site and at least one hundred feet from its boundary
including but not limited to:
1. Existing
contours at two-foot intervals if the existing ground slope is less
than ten percent and not less than five-foot intervals for existing
ground slopes greater than or equal to ten percent. Existing contours
shall be represented by screened or dashed lines;
2. Type
and circumference, and dripline of existing trees. Any trees proposed
to be removed shall be so indicated;
3. The
approximate location and outline of existing structures identified
by type. Structures to be removed shall be so marked;
4. The
location, width and direction of flow of each water course;
5. The
location, pavement and right-of-way width, grade and name of existing
streets or highways;
6. Location
and type of street improvements;
7. The
location, size and slope of existing storm drains;
8. The
location, width and identity of existing easements;
9. Any
obstructions within five feet of any existing parcel line or proposed
lot line;
10. Any significant topographical feature inside the boundary or within
100 feet of the boundary lines of the parcels, including water and
drainage courses, railroad lines and the like.
H. Proposed
improvements to be shown shall include but not be limited to:
1. The
location, grade, centerline radius and arc length of curves, pavement
and right-of-way width, and direction of flow by arrows. Typical sections
of all streets shall be shown;
2. The
location and radius of all curb returns and culs-de-sac;
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 four degrees;
5. The
approximate lot layout and the approximate dimensions of each lot
and of each building site. Engineering data shall show the approximate
finished grading of each lot, the preliminary design of all grading,
the elevation of proposed building pads, the top and toe of cut and
fill slopes to scale and the number of each lot. Shading of all cut
and fill slopes in excess of five vertical feet;
6. A
grading plan with proposed contours at two-foot intervals shall be
shown if the existing ground slope is less than five percent and not
at less than five-foot intervals for existing ground slopes greater
than or equal to five percent. A separate grading plan may be submitted;
7. Proposed
recreation sites, trails and parks for private or public use;
8. Proposed
common areas and areas to be dedicated to public open space;
9. The
location and size of sanitary sewers, water mains, and storm drains.
Proposed slopes and approximate elevations of sanitary sewers and
storm drains shall be indicated;
10. Typical street and lot combination sections may be required by the
city engineer for adequate review.
I. If
the site is to be graded, proposed contours shall be shown or an approved
grading plan submitted.
J. The
name or names, addresses and telephone numbers of any geologist or
soils engineer whose services were required in the preparation of
the design of the tentative map.
K. The
source and date of existing contours.
L. Certificates
for execution by the secretary of the planning commission indicating
the approval of the tentative map and the date thereof by the planning
commission.
M. A completed
and approved negative declaration, environmental impact report or
notice of exemption conforming to this Code and the California Environmental
Quality Act shall be filed with the tentative map. No tentative map
shall be considered for approval until all requisite environmental
procedures have been completed.
N. A preliminary
report of title showing the current vested owner.
O. A soils
and/or engineering geology report may be required by the city engineer.
P. The
zoning of the area shown on the map. If the area is situated in more
than one zone, zone boundaries shall be shown.
Q. The
area of the parcels shown in acres or square feet.
R. The
area of each lot shown in acres or square feet.
S. Each
lot shall be designated consecutively by number.
T. Engineering
geology and/or seismic safety report: If the subdivision lies within
a special geologic hazard impact area, as shown on maps on file in
the community development department, a preliminary engineering geology
and/or seismic safety report shall be prepared in accordance with
guidelines established by the community development department. If
the preliminary engineering geology and/or seismic safety report indicates
the presence of geologic hazards or seismic hazards which, if not
corrected, would lead to structural defects, an engineering geology
and/or seismic safety report shall accompany the final map and shall
contain an investigation of each lot within the subdivision.
U. School
site. The subdivider shall obtain from the school districts involved,
their intention, in writing, concerning the necessity for a school
site, if any, within the subdivision and shall present this information
to the commission.
V. Environmental
impact assessment.
1. No
tentative map filed pursuant to the provisions of this chapter shall
be approved until the subdivision is found exempt or an initial study
is completed and a negative declaration or environmental impact report,
as appropriate, is prepared, processed and considered in accordance
with the provisions of the California Environmental Quality Act. 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.
2. The
community development director may waive any of the foregoing requirements
upon finding that the location or nature of the proposed subdivision
is such as not to necessitate compliance with these requirements;
or may require additional information as deemed necessary.
(Code 1980, § 16.20.030; Ord. No. 28-B, § 1.501.3, 1981)
A. The tentative map shall be considered for filing only when such map conforms to section
16.16.020 and whe
n all accompanying data or reports, as required by sections
16.16.030 and
16.16.040, if applicable, have been submitted and accepted by the community development director.
B. The
subdivider shall file with the community development department the
number of tentative maps the director may deem necessary.
(Code 1980, § 16.20.040; Ord. No. 28-B, § 1.501.4, 1981)
The community development department shall forward copies of
the tentative map to the affected public agencies and the development
review committee which may, in turn, forward to the community development
department their findings and recommendations thereon.
(Code 1980, § 16.20.050; Ord. No. 28-B, § 1.501.5, 1981)
B. The
city engineer shall review the tentative parcel map to determine if
it conforms with all the applicable provisions herein set forth and
the Subdivision Map Act. The city engineer and planning director shall
inspect the site of the proposed subdivision and shall conduct such
further investigations as he shall deem necessary. The city engineer
and planning director shall prepare a report on the tentative parcel
map which report shall contain, but need not be limited to, the following:
1. A
statement that all the information required to be shown on a tentative
parcel map is shown thereon or, alternatively, an itemization of those
items required to be shown which are not shown thereon;
2. A
statement as to whether or not the tentative parcel map provides for
proper grading and erosion control, including the prevention of sedimentation
or damages to off-site property;
3. An
environmental assessment prepared in accordance with the guidelines
for the implementation of the Environmental Quality Act of the state;
4. A
determination as to whether the preliminary soils report referred
to in
Government Code § 66490 should be required or waived
and the reasons for such recommendation;
5. A
statement as to whether or not a discharge of waste from the proposed
subdivision into an existing community sewer system would result in
the violation of the existing requirements prescribed by any regional
water quality control board of the state having jurisdiction over
the area of the proposed subdivision, if it is proposed that the subdivision
shall discharge waste into such existing community sewer system;
6. Conformance
of the map with applicable general or specific plans;
7. The
design of the subdivision meets the standards and criteria set forth
in this title;
8. The
recommended dedications;
9. The
recommended improvements; and
10. Other recommended conditions of approval.
C. These
requirements shall be in accordance with the provisions of this title.
The subdivider or his engineer shall be notified in writing of all
the conditions imposed, at least three days prior to the public hearing,
for tentative approval, by the planning commission.
(Code 1980, § 16.20.060; Ord. No. 28-B, § 1.501.6, 1981)
If the subdivider disagrees with any action by the planning commission with respect to the tentative map, he or she may, within ten days of the receipt of such decision, appeal such action to the city council in accordance with section
16.16.130.
(Code 1980, § 16.20.070; Ord. No. 28-B, § 1.501.7.1, 1981; Ord. No. 28-C, § 6, 1989)
Any interested person adversely affected by a decision of the planning commission with respect to the tentative parcel map may, within ten days of such decision, file an appeal with the city clerk in accordance with section
16.16.140.
(Code 1980, § 16.20.080; Ord. No. 28-B, § 1.501.7.2, 1981; Ord. No. 28-C, § 7, 1989)
The approval or conditional approval of the tentative parcel
map shall expire three years from the date of adoption of the resolution
by the planning commission approving or conditionally approving the
map. The expiration of the approved or conditionally approved tentative
parcel map shall terminate all proceedings and no parcel map of all
or any portion of the real property included within such tentative
parcel map shall be filed without first processing a new tentative
parcel map.
(Code 1980, § 16.20.090; Ord. No. 28-B, § 1.501.8, 1981; Ord. No. 28-C, § 8, 1989; Ord. No. 595, § 5, 1999)
A. Request
by subdivider. The subdivider or his representative may request an
extension of the expiration date of the approved or conditionally
approved tentative map by written application to the community development
director. The application shall be filed not less than 60 days prior
to the expiration date and shall state the reasons for requesting
the extension.
B. Planning commission action. All time extension requests shall be processed in the same manner as original tentative parcel map in accordance with this chapter
16.20.
C. Time
limit of extension. Extensions may be granted for a period or periods
not exceeding a total of two years.
D. Conditions
of approval. As a condition of the extension of a tentative parcel
map, after conducting a public hearing, the planning commission may
impose new conditions or revise existing conditions on the approved
tentative parcel map as they find necessary. All public hearing notice
requirements of the state Subdivision Map Act shall apply.
E. Appeal of extension. The subdivider may appeal in writing any action of planning commission to the city council, within ten days of such action in conformance to section
16.16.130.
F. Fee.
The fee for processing an extension shall be pursuant to the city's
fee resolution.
G. Findings. The granting of an extension shall require the planning commission to make all of the findings in accordance with section
16.20.060.
(Code 1980, § 16.20.100; Ord. No. 28-B, § 1.501.8.2, 1981; Ord. No. 28-C, § 9, 1989; Ord. No. 534, §§ 8—10,
1994; Ord. No. 595, § 6,
1999)
A. Minor
amendments to the tentative parcel map may be approved by the community
development department, upon application by the subdivider, provided
that:
1. No
lots, units or building sites are added;
2. Such
changes are consistent with the intent of the original tentative map
approval;
3. There
are no resulting violations of the city ordinances or resolutions.
B. Any
revision shall be approved by the planning director and city engineer
or his or her authorized representative. The revision shall be denoted
on the approved tentative map and certified by the planning director
and city engineer.
C. Any
amendment shall not affect the expiration date of the approved tentative
map.
D. Amendments of the tentative map other than minor shall be presented to the planning commission for approval. Processing shall be in accordance with sections
16.16.060 and
16.16.090 through
16.16.120.
(Code 1980, § 16.20.110; Ord. No. 28-B, § 1.501.9, 1981)