The planning commission may recommend and the city council may require that any portion of real property being divided which is devoted to or proposed by the owner to be devoted to uses deemed to be recreational or leisure areas, be designated as not a buildable lot and limited to certain uses and may require the applicant to provide for the permanent maintenance and insurance of access to all interested property owners.
(Ord. 5683 § 3, 2009)
Property subject to inundation, overflow by stormwater or any other conditions which would appear to make such property unsuitable for residential, commercial or industrial uses or any of them, shall not be accepted for subdivision purposes. No property in hillside areas shall be subdivided which cannot be provided with adequate water pressure and other facilities for firefighting and domestic use.
(Ord. 5683 § 3, 2009)
Easements for public utilities, sanitary sewers, storm drains or stormwater channels and slope rights shall be provided whenever considered necessary by the city engineer and the general manager of Glendale water and power.
(Ord. 5683 § 3, 2009)
The planning commission may recommend and the council may require a subdivider to dedicate to the school district such land as deemed necessary to assure the residents of the subdivision adequate elementary school service. Such dedication or offer thereof shall be in accordance with Section 66478 of the Government Code of the State of California.
(Ord. 5683 § 3, 2009)
The following items shall be submitted with the tentative tract map or tentative parcel map:
A. 
A statement of the general character of the improvements proposed for the streets in the proposed subdivision shall be filed with the tentative map. This statement of intent shall include such items as street trees, lighting system, sidewalk, curb, gutter, paving, conduits, storm drains and sewers, and all public utilities, mains and services;
B. 
A statement of the proposed restrictions shall be furnished with the tentative map if the proposed subdivision includes private streets or common open space or is proposed to be a condominium or other joint or co-ownership type of development;
C. 
A statement that the applicant is the owner or is legally empowered to act for the owner of the property for which the application is filed, including property which will provide access to the proposed subdivision, and showing the names of all persons, firms or corporations whose consent is necessary to pass title to all street and other easements shown on such map;
D. 
A soil report shall be prepared and filed for every subdivision and shall mean a report prepared by a registered civil engineer specializing in soil mechanics and shall be based upon accepted engineering principles and adequate test borings as determined suitable by the city engineer. Soil report shall set forth sufficient engineering data to explain the proposed solution to any geological hazards that may be created by the proposed grading and any structural defects which may occur due to the presence of critically expansive soils or other soil problems. Where such soil problems are found to exist, the city engineer may require a soils investigation of each lot in the subdivision. The soil report may be waived if the city engineer determines that knowledge exists of the soil qualities of the subdivision;
E. 
A plan for drainage and for handling stormwater;
F. 
A vicinity map showing all adjacent property and streets together with the zoning designations for such properties;
G. 
A proposed street tree planting plan;
H. 
A preliminary grading plan of sufficient detail to show the height, length and width of cut and fill slopes; adequate cross-sections to indicate the character of grading; street slopes; pad slopes; areas subject to protection by this code or the general plan; and a remedial plan to show how potential problem areas or slope failures could be corrected in areas proposed for cut slopes steeper than one and one-half horizontal to one vertical should the need arise. Said preliminary grading plan shall be an accurate representation of a project which is capable of being implemented without substantial change subsequent to tentative tract or tentative parcel map approval;
I. 
A preliminary seismic study which shall include, but not be limited to, the identification of seismic hazards, conclusions and recommendations regarding the effect of seismic conditions on the proposed development, opinions and recommendation covering the adequacy of the site to be developed in light of seismic conditions, and design criteria to mitigate any identified seismic hazards. This report shall be completed by a professional geologist registered with the state of California and experienced in the science of seismicity and seismic investigation;
J. 
A preliminary hydrology report which shall estimate the quality of all runoff and debris from on-site sources and from off-site uphill watershed tributary to the project site, and which shall consider each lot or dwelling unit site in the proposed subdivision. Los Angeles County flood control district criteria shall be utilized to compute runoff and debris amounts. This report shall be completed by a registered civil engineer experienced in the science of hydrology and hydrologic investigation;
K. 
A preliminary landscape plan which shall show the location of all existing trees with trunks over six inches in diameter located on the site and within 20 feet of the site, with protected indigenous trees depicted as required per Chapter 12.44. The plan shall indicate which trees are to be retained or removed, and shall indicate the generalized type and extent of proposed landscaping, including a description of the provisions for ongoing maintenance and irrigation thereof. Such plan shall be prepared by a licensed landscape architect and shall be certified by the tract geologist that the proposed landscaping is compatible with the proposed grading plan and with the soil conditions of the site;
L. 
A "preliminary schematic plan" showing the architecture, location of building envelopes, and grading necessary for all proposed buildings within the proposed subdivision if the subdivision is located in the RIR or ROS zone;
M. 
Three-dimensional scale models showing existing topography and proposed development; after review of the models, the director of community development may require a computer model of the project site prepared according to his or her specifications; and
N. 
Certified public notice mailing labels for all owners of real property shown on the last equalized assessment roll as owning real property located within a radius of 300 feet of the exterior boundaries of the property which is the subject of the proposed tentative map and to provide a property ownership map keyed to the mailing labels.
(Ord. 5683 § 3, 2009; Ord. 5536, § 1, 9-19-2006; Ord. 5803 § 52, 2013; Ord. 6023, 2/13/2024)
A. 
An applicant for tentative approval of a tract or parcel map for residential purposes may file a vesting tentative map by conspicuously titling the map in bold letters as a "vesting tentative map" in addition to the tract or parcel map number. If an applicant does not seek a vesting tentative map, filing of such vesting tentative map shall not be made a prerequisite to any other approvals for the site. A vesting tentative map does not enlarge, diminish or alter the types of conditions which may be imposed on a development, nor does it alter the tentative map processing requirements and procedures established elsewhere in this title.
B. 
Approval or conditional approval of a vesting tentative map for a final tract or parcel map shall confer all rights to proceed with development in substantial compliance with all ordinances, policies and standards described in Section 66474.2 of the California Government Code. However, if Section 66474.2 of the Government Code is repealed, rights conferred shall be those regulations in effect at the time of approval or conditional approval of a vesting tentative map for a final tract or final parcel map. No land shall be subdivided pursuant to a vesting tentative map for any purpose inconsistent with the general plan or any applicable specific plan or not permitted by the zoning ordinance or other applicable provisions of this code, provided that an inconsistent vesting tentative map may be conditionally approved subject to the subdivider obtaining the zoning change necessary to eliminate the inconsistency. However, nothing in this section shall prevent the subdivider from seeking a zone change or variance in the normal manner prescribed by law.
C. 
The decision-making body may condition or deny a permit, approval, extension or entitlement for a vesting map where any of the following are determined: a failure to do so would place the residents of the land division or the immediate community, or both, in a condition dangerous to their health or safety, or both; or the condition or denial is required in order to comply with state or federal law.
D. 
Any time prior to expiration of the vesting tentative map for a final tract or parcel map, the subdivider may apply for an amendment to the vesting tentative map in the same manner as any tentative map change is processed as set forth in this title, and such change shall not lengthen the vesting period.
E. 
The rights conferred by a vesting tentative map for a final tract or parcel map shall last for an initial time period of one year beyond the recording of the final tract or parcel map, except that in the case of phased final tract or parcel maps covering a larger vesting tentative map, the one year initial time period shall begin for each phase when the final tract or parcel map is recorded for that phase. Such initial time period shall be automatically extended by any time used by municipal officials for processing a completed application for a grading permit or for design or architectural review, where the application processing time exceeds 30 days from the date that a completed application is filed. Prior to expiration of the initial time period, the subdivider may apply for a one year extension in the same manner as prescribed in Sections 16.32,020 and 16.32.030. During the initial time period or any authorized extension thereof, if the subdivider submits a completed application for a building permit, the vesting rights described in this section shall continue until the expiration of such building permit or lawful extension thereof. All vesting rights shall expire if a final tract or parcel map is not approved prior to the expiration of the vesting tentative map as set forth in Sections 16.32.020 and 16.32.030
(Ord. 5683 § 3, 2009)
The provisions of this code shall not be construed as preventing the recording of a final tract map containing only one, two, three or four lots, in accordance with the procedures outlined herein and in the Subdivision Map Act for the approval and recording of a subdivision.
(Ord. 5683 § 3, 2009)
Parcel map regulations shall not apply to the leasing or sale of apartments, offices, stores or similar space within an apartment building nor to mineral, oil or gas leases nor shall they apply to the following divisions of land:
A. 
Those made in compliance with Subdivision Map Act and the subdivision regulations contained in this code;
B. 
Those made solely for the purpose of opening or widening of a public street or alley or those involving the conveyance, transfer, creation or establishment of an easement for pedestrian or vehicular access, sewer, water or public utility, provided that no divisions or parcels of land are created other than those directly caused by such action;
C. 
Those made solely because of the acquisition of lands by governmental agencies for freeways, parks, public buildings, flood control channels or other public purposes;
D. 
Those involving land dedicated for cemetery purposes under the applicable provisions contained in the Health and Safety Code of the State of California.
(Ord. 5683 § 3, 2009)
A. 
Except as otherwise provided in this code, no person shall offer to sell, contract to sell or sell any portion of an existing lot until a parcel map thereof has been filed and approved in accordance with the requirements for a subdivision as elsewhere provided in this code and by state law.
B. 
Any deed of conveyance, sale or contract to sell made contrary to the provisions of this title, in addition to being a misdemeanor, shall be voidable to the extent and in the same manner provided in Section 66499.32 of the Government Code, State of California.
(Ord. 5683 § 3, 2009)
Except where parcel map requirements have been waived as provided in this code, a person may offer to sell or contract to sell a portion of an existing lot prior to approval thereof in accordance with the requirements of this title, only if the offer to sell or contract to sell provides in writing that the transfer of title and close of escrow, if any, are conditioned upon the approval of the final parcel map in accordance with the requirements of this title prior to the consummation of the sale.
(Ord. 5683 § 3, 2009)
Except as otherwise provided in this code, no building permit shall be issued and no building or structure shall be constructed or altered on any land which has been separated in ownership in violation of the provisions of this code until and unless a parcel map has been recorded.
(Ord. 5683 § 3, 2009)
A. 
At the written request of an applicant, a hearing shall be conducted by a "special master" to determine if restrictions of the use of property within a primary or secondary ridgeline area, or within 30 feet of the center line of any identified blue-line stream, may result in precluding all economically viable use of the property in question.
B. 
A request by an applicant for a hearing will not be granted unless the applicant has exhausted all other applicable city administrative procedures, including Section 16.08.040, relating to exceptions.
C. 
The procedure for appointing a special master shall be as follows: The applicant or his/her representative shall, within 10 days of the date of the request for the hearing, meet with the city attorney or his/her designate to select a special master from a panel of retired judges appearing either on a list compiled by the Los Angeles County Superior Court or Judicial Arbitration and Mediation Services Incorporated (J.A.M.S.). The applicant and city attorney should strive to select a special master who has experience in handling land use disputes. If the applicant and city attorney agree on the selection, the name of the retired judge shall be submitted to the city council on the next regular agenda, at which time the council will formally appoint the retired judge as a special master. In the event the applicant and city attorney cannot agree on a particular retired judge, each side shall submit a list of three retired judges to the city council and the council, at the next regularly scheduled meeting, will choose the special master from the submitted lists by random draw.
D. 
Public notice of the proceeding to be held by a special master shall be provided pursuant to Section 16.24.090
E. 
The cost of the notice of the hearing and special master shall be borne equally by the applicant and city.
F. 
The applicant shall bear the burden of proving by a preponderance of the evidence that there are no economically viable uses permitted.
G. 
The special master need not be bound by formal rules of evidence.
H. 
The testimony of any witnesses shall be provided pursuant to Code of Civil Procedure Section 2002.
I. 
Relevant testimony of the public will be permitted.
J. 
Within 10 working days after the conclusion of the hearing, the special master shall prepare and deliver to the city council a written report which includes the special master's written findings on the matter. The city council shall receive and file the special master's report at the next regular meeting.
K. 
The planning commission and city council shall be bound by the findings of the special master as follows:
1. 
If the special master finds that the applicant has met his/her burden of proof, he/she may then submit a revised application proposing a use that would be economically viable and would minimize any disturbance to the designated ridgeline or blue-line stream. As part of the revised application, the applicant shall be responsible for providing off-site mitigation to compensate for disturbing the ridgeline or blue-line stream at issue. The revised application shall conform to the application requirements set forth in this code and shall be subject to the city's processing and public review procedures set forth in this code and as more specifically set forth in this section.
2. 
At the same time that it receives and files the special master's report, the city council shall direct that a copy of the special master's report be sent by first-class mail, postage prepaid, to the applicant, including a copy of an affidavit or certificate of service together with written notice that any judicial proceedings seeking review of the special master's decision, shall be governed by the time limits contained in California Code of Civil Procedure Section 1094.6 subdivision (b). In addition, the city council, at the time of receiving and filing the special master's report, shall establish a time period within which the revised applicant hereunder shall be processed. Such time period shall be subject to and, where appropriate, be superseded by any of the time limits established for environmental review and/or subdivision processing under state law. In establishing a time period within which a revised application shall be processed by city staff, the city council shall consider and be guided by, but not be limited to, the following criteria:
a. 
The workload, both current and projected, of the community planning department, other relevant city divisions and the planning commission.
Any such time period established hereunder shall be subject to extension by the city council upon application therefor, by an applicant or city staff. Any judicial review of the special master's report shall be pursuant to California Code of Civil Procedure Section 1094.5. The court's review shall be limited to the administrative record of the proceeding before the special master.
(Ord. 5683 § 3, 2009)