A. 
The planning commission, director of community development and council shall, in recommending approval of any subdivision or approving any subdivision, consider the housing needs of the region and balance such needs against the public service needs of the neighborhood and/or future residents and available fiscal and environmental resources. The planning commission, director of community development and council shall, in recommending approval of any subdivision or approving any subdivision, determine that adequate access exists to all lots in relation to surrounding areas and shall have the authority to recommend disapproval of any subdivision or disapprove any subdivision where access is or would be inadequate in view of contemplated traffic.
B. 
The planning commission, director of community development and council shall have the authority to recommend disapproval of the development of a subdivision or disapprove a subdivision in areas where protection against fire or flooding cannot be provided without excessive cost to the city or where grading would endanger areas of lower or higher elevation due to uncorrectable erosion and slides or where geological conditions indicate an uncorrectable, unstable situation would exist if the earth form or vegetation were disturbed.
C. 
The planning commission, director of community development and council shall have the authority to recommend the disapproval of the development of any subdivision or disapprove any subdivision where it determines that such subdivision will create an adverse environmental effect on a neighborhood or the community as a whole. The planning commission, director of community development and council shall take into consideration the following factors:
1. 
Utilities;
2. 
Water supply and quality;
3. 
Sewage disposal;
4. 
Soil and geological condition;
5. 
Fire protection;
6. 
Habitat preservation;
7. 
Ridgeline area and blue-line stream preservation;
8. 
Visual impacts;
9. 
Traffic and circulation;
10. 
Other environmental considerations.
D. 
The planning commission, director of community development and council shall recommend the disapproval of the development of any subdivision or disapprove any subdivision where it determines that any of the following findings apply:
1. 
The proposed map is not consistent with applicable general and specific plans;
2. 
The design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
3. 
The site is not physically suitable for the type of development;
4. 
The site is not physically suitable for the proposed density of development;
5. 
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;
6. 
The design of the subdivision or the type of improvements is likely to cause serious public health problems;
7. 
The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The planning commission, director of community development or council may recommend approval of a map or approve a map if it finds that alternate easements, for access or for use, will be provided and that these will be substantially equivalent to ones previously acquired by the public.
E. 
The planning commission, director of community development or council shall, in recommending approval of any subdivision or approving any subdivision, determine that the design or improvement of the proposed subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. The planning commission, director of community development or council shall, in recommending approval of any subdivision or approving any subdivision, determine that the discharge of waste from the proposed subdivision into the existing community sewer system would not result in violation of existing water quality control requirements pursuant to Section 66474.6 of the Subdivision Map Act.
F. 
Where a residential subdivision is found to be in compliance with applicable general plan policies and codes and ordinances of the city, the planning commission, director of community development or council shall, in recommending approval of a lower density or denial of any such residential subdivision or approving of a lower density or denying any such residential subdivision, make written findings supported by substantial evidence on the record that the project would have a specific, adverse impact upon the public health and safety unless modified to a lower density or denied, and that there is no feasible method to satisfactorily mitigate or avoid said identified adverse impact other than modified approval to a lower density or denial.
(Ord. 5683 § 6, 2009; Ord. 5818 § 9, 2013)
The subdivider shall cause the tentative tract map or tentative parcel map covering the area proposed to be subdivided to be prepared by a registered civil engineer or licensed land surveyor and such tentative map shall be in full compliance with the requirements of this title.
(Ord. 5683 § 6, 2009)
Where the tentative map covers an area having a local relief of greater than 20 feet and slopes having a ratio steeper than five horizontal to one vertical, the director of community development may require a map showing proposed land use, contours of the entire area, and a proposed street and street grade, storm drain and sanitary sewer layout within the area. Such map shall not be deemed to be a tentative map, but as a guide for the tentative map under consideration and for future tentative maps in the area.
(Ord. 5683 § 6, 2009; Ord. 5803 § 62, 2013)
The subdivider shall present 20 white copies of the tentative tract map and a brownline transparency of same and 20 copies of the accompanying owner's statement with the required filing fee to the director of community development for review. Before the tentative tract map is submitted to the director of community development or the planning commission, each copy shall have been certified by the director of community development as to its compliance with all provisions of this title, and that a tract number shall have been secured from the office of the county engineer. The tentative tract map shall then be deemed filed after 30 days unless the director of community development rejects such map or application, in writing, within 30 days after submission, specifying wherein the tentative tract map fails to meet the requirements of this title or where the application is incomplete. The map shall not be rejected or determined to be incomplete for failing to meet the requirements of this title where the applicant has submitted, along with the documents required herein, a written statement that the applicant intends to apply for a variance, conditional use permit or any exception procedure pursuant to chapter 15.12, title 16 or Title 30 of this code or Appendix J of the current Glendale Building and Safety Code setting forth with specificity reasons and grounds for such a variance, conditional use permit or exception.
(Ord. 5683 § 6, 2009; Ord. 5803 § 63, 2013; Ord. 5818 § 10, 2013)
A. 
Each tentative map shall have a minimum dimension of not less than 18 inches by 26 inches. The scale of the map shall be large enough to show clearly all details thereof, but in no case is to be smaller than one inch equals 100 feet.
B. 
The tentative map shall show the following matters:
1. 
The tract number as secured from the county engineer;
2. 
The approximate boundaries of the property subdivided and its relation to other recorded subdivisions or recognized property lines;
3. 
Names and addresses of record owner and owners of property immediately abutting;
4. 
Name and address of the subdivider;
5. 
Name and address and registration number, certificate, or other acceptable evidence of professional certification;
6. 
Location, size and character of all existing public utility facilities in the proposed subdivision or adjacent thereto;
7. 
The locations, existing or recommended names, and widths of all existing or proposed streets and freeways in or adjacent to the subdivision and their approximate grades;
8. 
The approximate width and location of all existing and proposed easements, whether public or private, for streets, drainage, sewerage and public utilities;
9. 
Approximate radius of each curve;
10. 
Approximate lot layout and lot numbering, and approximate dimensions for each lot;
11. 
Area of each lot in the tract and total area of the subdivision;
12. 
Approximate boundaries of areas subject to inundation, stormwater overflow, and the location, width, and direction of flow of all water sources;
13. 
Existing use or uses of property and to scale, outline of any existing buildings not to be moved in the development of the subdivision and their relation to existing or proposed streets and lot lines;
14. 
Statement of present use zone and proposed use or uses of property;
15. 
Proposed public areas to be dedicated;
16. 
Location of all trees or stands or trees over six inches in diameter in the area proposed for subdivision, with protected indigenous trees depicted as required per Chapter 12.44;
17. 
Reserve strips, walls or other devices for controlling access to adjacent property;
18. 
Date, north arrow and scale; and
19. 
The location of any areas designated for parks, schools or other public use.
(Ord. 5683 § 6, 2009; Ord. 6023, 2/13/2024)
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. The 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; and areas subject to protection by this code or the general plan. 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 R1R 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 500 feet of the exterior boundaries of the property which is the subject of the proposed tentative map, and for all occupants of such properties, and to provide a property ownership and occupant map keyed to the mailing labels.
(Ord. 5683 § 6, 2009; Ord. 5803 § 64, 2013; Ord. 6023, 2/13/2024)
Upon receipt of the tentative map, the city engineer shall make a visual examination of the area to be subdivided. The city engineer shall make an analysis of the geology, physical appearance and the stability of the slopes and shall determine if there is any evidence of shearing stresses. If after the city engineer has analyzed the soil conditions and determines that a geological report is necessary, the subdivider shall be notified at the earliest opportunity and be given full information as to the type of information and statistical report required by the city. Copies of the geological report shall be submitted to the director of community development for distribution to the city engineer and building official.
(Ord. 5683 § 6, 2009; Ord. 5803 § 65, 2013)
Upon receipt of a copy of the tentative map and owner's statements, each officer, department or section to whom and to which same has been transmitted, shall examine same to ascertain if the same conforms to the requirements coming within the authoritative scope of such officer, division or section. Within 10 days after the receipt thereof, each such officer, division or section shall submit to the director of community development a report in writing stating if the map conforms to the requirements coming within his or her authoritative scope. If the map does not conform he or she shall so state and shall set forth the particulars wherein such map or owner's statements do not conform and what changes are necessary to bring them into conformity. When the director of community development has received such reports, he or she shall prepare a composite, written staff report. A copy of the staff report shall be served on the subdivider and on all tenants of a proposed conversion of residential real property to condominium, community apartment or stock cooperative at least three days prior to the planning commission meeting or council meeting prior to any determination on a condominium conversion tentative tract application by the hearing officer.
(Ord. 5683 § 6, 2009; Ord. 5803 § 66, 2013)
A. 
The director of community planning shall set public hearings before the planning commission for tentative parcel maps and tentative tract applications for new condominium project of seven or more units. New condominium projects with six or fewer units shall be reviewed by the director of community development without a public hearing. The director of community development shall set public hearings before the planning commission and thereafter before the city council for tentative tract applications not involving condominiums or parcel maps. The director of community planning or the city clerk shall give notice of the public hearing(s). Notice of hearing will contain the date, time and place of the hearing, and a general description of the property proposed to be subdivided, shall state that all persons have a right to appear and be heard, and shall be:
1. 
Published once in the official newspaper of the city at least 10 days before the date of the hearing;
2. 
Mailed by U.S. mail, postage prepaid, or notice served by any other method authorized by the Government Code of the State of California, at least 10 days before the date of the hearing, or in the case of a new condominium project with six or fewer units, at least 10 days prior to the date of the written decision by the director of community development to all owners of real property found by the director of community planning to be affected thereby and to all owners of real property, shown on the last equalized assessment roll, located within a radius of 500 feet of the exterior boundaries of the property proposed to be subdivided, except that if all the property proposed to be subdivided is owned by the same person or entity, the owners of contiguous real property to that owned by the applicant shall also be notified;
3. 
Mailed, by U.S. mail, postage prepaid, at least 10 days before the date of the hearing to each tenant of a proposed conversion of residential real property to a condominium project, community apartment project or stock cooperative project.
4. 
At least 10 days prior to the hearing, or, in the case of a new condominium project with six or fewer units, at least 10 days prior to the date of the written decision by the director of community development, the applicant shall cause notice thereof to be posted in a conspicuous place on the property involved as follows:
a. 
A poster-size sign shall be mounted on four-inch x four-inch wooden posts and shall be able to withstand all types of weather conditions.
b. 
The poster-size sign shall not exceed six feet above ground level and shall be visible from adjacent streets.
c. 
The poster-size sign shall be a height of three feet and width of four feet.
d. 
The poster-size sign shall be located not less than five feet inside the property line in residential zones and not less than one foot inside the property line in all other zones. In all instances, the sign shall be located in areas that are most visible to the public but not within the public right-of-way.
e. 
The poster-size sign shall:
i. 
Not be illuminated;
ii. 
Be limited to only one per street frontage of the property;
iii. 
Clearly be legible;
iv. 
Consist of black lettering on a white background.
f. 
Additional poster-size signs may be required to the discretion of director of community planning.
g. 
The poster-size sign shall remain for the duration of the appeal period given in this title. If no appeal is filed, the sign shall be removed within seven days after the deadline for filing appeals. If an appeal is filed, the sign shall remain for at least 15 days after the final action by the city on that appeal. The sign may be altered or replaced to reflect information on the appeal hearing. If a subsequent appeal is filed, the sign shall remain for at least 15 days after final action by the city on the subsequent appeal.
h. 
In situations where the above requirements are not physically possible due to site constraints, a comparable notice shall be prepared and located to the satisfaction of the director of community development.
B. 
In the case of tentative tract applications for condominium conversions the director of community development or the city clerk shall give written notice of the application for condominium conversion. The notice of application for a condominium conversion shall contain a general description of the property proposed to be subdivided and a statement that any interested party may request a public hearing on the tentative tract application in writing within 15 days of the date the notices were mailed. Notice of application for condominium conversion shall be given in the following manner:
1. 
Mailed by U.S. mail, postage prepaid, or notice served by any other method authorized by the Government Code of the State of California, at least 15 days prior to the decision of the director of community development to waive a public hearing concerning the application for a condominium conversion. Such notice shall be sent to all owners of real property found by the director of community development to be affected thereby and to all owners of real property, shown on the last equalized assessment roll, located within a radius of 500 feet of the exterior boundaries of the property proposed to be subdivided, except that if all the property proposed to be subdivided is owned by the same person or entity, the owners of contiguous real property to that owned by the applicant shall also be notified;
2. 
Mailed, by U.S. mail, postage prepaid, at least 15 days prior to the decision of the director of community development to waive a public hearing to each tenant of a proposed conversion of residential real property to a condominium project, community apartment project or stock cooperative project.
C. 
If a written request for public hearing on a condominium conversion application is made in a timely manner the procedure for public hearing pursuant to subsection 16.024.090.B. then notice of the public hearing shall be pursuant to the requirements set forth in subsections 16.24.090.A.2. and A.3. If no written request for public hearing is made the director of community development shall process the tentative tract application without a public hearing.
D. 
A written copy of the staff report or draft decision of the director of community development including findings and conditions of approval, if any, shall be provided to the subdivider at least three days prior to the date of decision.
(Ord. 5683 § 6, 2009; Ord. 5803 § 67, 2013; Ord. 5818 § 11, 2013)
After acceptance of the tentative map, owner's statement and staff report, and following a properly noticed public hearing before the planning commission, the planning commission shall recommend approval or approve with or without conditions, or recommend disapproval of or deny the tentative map and shall notify the subdivider of such decision. The recommendation of the planning commission on the tentative tract map shall be reported in writing to the council. After acceptance of a tentative map for six or fewer condominium units, owner's statement and staff report and following a properly noticed intention for the director of community development to make a written decision, the director of community development shall recommend approval or approve with or without conditions, or recommend disapproval of or deny the tentative map and shall notify the subdivider of such decision. The decision of the director of community development shall be reported in writing to the council.
(Ord. 5683 § 6, 2009; Ord. 5818 § 12, 2013)
After a properly noticed hearing before council and after consideration of the report of the planning commission, testimony or other evidence, the council shall approve, conditionally approve or disapprove the tentative tract map not related to a condominium project. Such approval shall not constitute an approval of any exception or deviation from any zoning standard or provision as set forth in the zoning ordinance as to which a separate hearing in compliance with Title 30 shall be scheduled. All tentative tract map applications considered by the city council shall be based on the subdivision design which formed the basis of the recommendation by the planning commission. The applicant shall not be permitted to make substantial changes in the project design in the areas which include, but are not limited to: property lines, grading and street design unless such changes are specifically recommended by the planning commission. The city council, however, retains the authority to modify the project.
(Ord. 5683 § 6, 2009)
The subdivider shall present 20 white copies of the tentative parcel map and a brownline transparency of same and 20 copies of the accompanying application with the required filing fee to the director of community development for consideration. The tentative parcel map shall be deemed filed after 30 days unless the director of community development rejects such map or application, in writing, within 30 days after submission, specifying wherein the tentative parcel map fails to meet the requirements of this title or where the application is incomplete. The map shall not be rejected for failing to meet the requirements of this title where the applicant has submitted, along with the documents required herein, a written statement that the applicant intends to apply for a variance, conditional use permit or any exception procedure pursuant to chapter 15.12, title 16 and Title 30 of this code or Appendix J of the current Glendale Building and Safety Code setting forth with specificity reasons and grounds for such a variance, conditional use permit or exception. Upon acceptance of the map and application, the director of community development shall immediately transmit the specified number of copies to appropriate municipal divisions and any outside affected agency.
(Ord. 5683 § 6, 2009; Ord. 5803 § 68, 2013)
A. 
Each tentative parcel map sheet shall be 18 inches by 26 inches. The scale of the map shall be large enough to show clearly all details thereof, but in no case is to be smaller than one inch equals 100 feet.
B. 
The tentative parcel map shall show the following matters:
1. 
Name, address and telephone number of record owners;
2. 
Name, address and telephone number of person preparing and filing the tentative parcel map;
3. 
Sufficient legal description, including all bearings and distances, of the land as to define the boundaries of the area to be divided; include and describe all monuments found or set;
4. 
The exact lot layout and the bearings and dimensions of each parcel, including the area. New lot lines to be shown as solid lines, original lot lines to be dashed lines;
5. 
The radius of all curves including the arc distances and delta angles;
6. 
Each parcel shall be numbered and abandoned property lines shall be jointed by land hooks. Any property shown on the map but not included in the parcel split should be labeled "Not a part of this parcel split";
7. 
The locations, names and existing widths of all adjacent highways, streets or ways;
8. 
The width of all highways, streets and ways within such proposed parcel split;
9. 
The widths and locations of all existing and proposed easements for drainage, sewers or public utility purposes;
10. 
Date, north point and scale;
11. 
The location of each area covered by brush or trees with a statement of the nature of such cover, and the kind and approximate location of all trees standing within the boundaries of proposed public rights-of-way. The driplines of all indigenous trees shall be shown;
12. 
Approximate contours where topography controls the layout;
13. 
The location of all areas subject to inundation or stormwater overflow; the locations, widths and directions of flow of all watercourses; and the proposed methods for preventing damage from floods;
14. 
The exact location and outline to scale of each building or structure with dimensions of front, side and rear yards; and
15. 
Existing street improvements (pavement width, walks, gutters, sewers, etc.).
(Ord. 5683 § 6, 2009)
A. 
The requirements contained herein for the filing of a parcel map may be waived by the planning commission where it finds that the proposed division of land complies with all requirements established by this code, including, but not limited to, improvement and design, drainage control, improvement and accessibility of public rights-of-way, sanitary disposal facilities, water supply availability and environmental protection. A parcel map may be waived in the following circumstances:
1. 
Division of real property or interests therein created by probate, eminent domain proceedings, partition or other civil judgments or decrees;
2. 
Divisions of property resulting from the conveyance of land or interest to or from the city, public entity or public utility for a public purpose;
3. 
Any other divisions of property for which a certificate of compliance could be issued pursuant to Section 66499.35 of the Government Code and section 16.12.050 of this code.
B. 
In the event the planning commission waives the parcel map filing requirement herein above described, the person applying for land division shall submit a tentative parcel map in the same form as that required in this chapter.
C. 
Upon waiver of parcel map requirements, the director of community development shall cause to be recorded a certificate of parcel map waiver which shall contain a precise legal description of the divided property, supplied by the subdivider and certified by a registered civil engineer or land surveyor. Requirements for any off-site and on-site improvement shall be noticed by certificate on the certificate of parcel map waiver or by separate instrument and shall be recorded on, concurrently with, or prior to the certificate of parcel map waiver being filed for record.
(Ord. 5683 § 6, 2009; Ord. 5803 § 69, 2013)
A. 
Upon the filing of an application for approval of a parcel map, the director of community development shall set the matter for public hearing before the planning commission. At least 10 days before the hearing, the director of community development shall give notice of the public hearing. Notice of the hearing will contain the date, time and place of the hearing and a general description of the property proposed to be divided and shall be:
1. 
Published once in the official newspaper of the city at least 10 days before the date of the hearing; and
2. 
Mailed, postage prepaid, at least 10 days before the date of the hearing to all owners of real property found by the director of community development to be affected thereby and to all owners of real property located within a radius of 500 feet of the exterior boundaries of the property proposed to be divided, except that if all property proposed to be divided is owned by the same person or entity, the owners of contiguous real property to that owned by the applicant shall be notified. Also, the public notice shall be mailed to the occupants of such properties.
3. 
At least 10 days prior to the hearing, the applicant shall cause notice thereof to be posted in a conspicuous place on the property involved as follows:
a. 
A poster-size sign shall be mounted on four-inch X four-inch wooden posts and shall be able to withstand all types of weather conditions.
b. 
The poster-size sign shall not exceed six feet above ground level and shall be visible from adjacent streets.
c. 
The poster-size sign shall be a height of three feet and width of four feet.
d. 
The poster-size sign shall be located not less than five feet inside the property line in residential zones and not less than one foot inside the property line in all other zones. In all instances, the sign shall be located in areas that are most visible to the public but not within the public right-of-way.
e. 
The poster-size sign shall:
i. 
Not be illuminated;
ii. 
Be limited to only one per street frontage of the property;
iii. 
Clearly be legible;
iv. 
Consist of black lettering on a white background.
f. 
Additional poster-size signs may be required at the discretion of director of community development.
g. 
The poster-size sign shall remain for the duration of the appeal period given in this title. If no appeal is filed, the sign shall be removed within seven days after the deadline for filing appeals. If an appeal is filed, the sign shall remain for at least 15 days after the final action by the city on that appeal. The sign may be altered or replaced to reflect information on the appeal hearing. If a subsequent appeal is filed, the sign shall remain for at least 15 days after final action by the city on the subsequent appeal.
h. 
In situations where the above requirements are not physically possible due to site constraints, a comparable notice shall be prepared and located to the satisfaction of the director of community development.
B. 
At the conclusion of the hearing on the application, the planning commission shall approve, conditionally approve, or deny the tentative parcel map. Such approval shall not constitute an approval of any exception or deviation from any zoning standard or provision as set forth in the zoning ordinance as to which a separate hearing in compliance with Title 30 of this code shall be scheduled.
(Ord. 5683 § 6, 2009; Ord. 5803 § 70, 2013)
A. 
No tentative parcel map shall be approved which violates or would result in a violation of or fails to comply with the Subdivision Map Act or any other applicable law of this city or the State of California.
B. 
In addition, the planning commission may disapprove a tentative parcel map, if after investigation it finds and determines that said map does not provide such street or alley dedication or improvements or fails to provide lot sizes, design, or configurations which closely conform to the contiguous or nearby lots of the neighborhood or results in a reorientation of a lot or parcel in such a manner as to be detrimental to adjoining properties or the surrounding neighborhood.
(Ord. 5683 § 6, 2009)
A. 
An appeal from the determination of the planning commission relating to a tentative parcel map or tentative tract map regarding a condominium project of seven units or more may be filed within 10 days after the action of the planning commission. An appeal from the determination of the director of community development relating to a tentative tract map regarding a condominium project of six or fewer units or a condominium conversion may be filed within 10 days after the action of the director of community development. Upon the filing of an appeal in accordance with the procedure governing appeals, the city council shall set the matter for hearing. All appeals shall be based on the subdivision design which formed the basis of the determination by the planning commission or the director of community development. The applicant/appellant shall not be permitted to make substantial changes in the project design in the areas which include, but are not limited to: property lines, grading and street design. The city council retains the authority to modify the project.
B. 
On appeal, the city council is not bound by the findings of the prior approving body and will hear the matter de novo and make its own determinations on any relevant testimony or documents produced before it. Any appeal under this section shall include a notice of any hearing before the city council which shall be sent by United States mail to the appellant, the respondent, the subdivider and to such other persons as may have an interest in the matter and have previously identified themselves in connection therewith.
(Ord. 5683 § 6, 2009; Ord. 5803 § 71, 2013; Ord. 5818 § 13, 2013)