All divisions of land that require a final or parcel map pursuant to any provision of this title or the Subdivision Map Act shall require the submission of a tentative map. The procedures set forth in this chapter shall govern the filing, processing, approval, conditional approval or disapproval of tentative maps for all divisions of land.
(Ord. 3790, 1975; Ord. 4494, 1988; Ord. 5380, 2005)
Prior to the filing of a tentative map for a project where the Planning Commission is designated as the Advisory Agency pursuant to Section 27.03.010, the subdivider shall apply to the Community Development Department for conceptual evaluation by the Pre-Application Review Team of a preliminary map, plan or other data concerning a proposed subdivision. This conceptual review does not constitute a filing. The Pre-Application Review Team, whose membership is outlined in Section 27.07.070.B, sits at such time only to advise the developer in proceeding with his or her project.
(Ord. 3790, 1975; Ord. 4494, 1988; Ord. 5380, 2005)
A. 
Tentative maps shall be prepared by a registered civil engineer, or licensed surveyor, or by a licensed architect insofar as such maps fall within the practice of architecture.
B. 
The tentative map shall be clearly and legibly drawn. The dimensions of the map shall be 18 inches by 26 inches or multiples thereof. The scale of the map shall be large enough (not smaller than one inch equals 100 feet) to show clearly all details thereof, and shall contain the following information:
1. 
Total acreage of the subdivision; subdivision number; north point; basis of elevation (using the City datum) and the basis of bearing used in survey; scale; date; boundary lines; existing and proposed lot lines; approximate dimensions and areas of proposed lots; proposed land use; land use zone district; identification of adjoining subdivisions or parcels.
2. 
Name, address, telephone number and signature of the owner and subdivider; name, address, telephone number and registration or license number of the preparer of the map.
3. 
Contours at five-foot intervals, smaller intervals may be required by the Chief of Building and Zoning. Contours shall extend 100 feet beyond the boundary of the subdivision when necessary to determine the adequacy of the proposed subdivision design.
4. 
Location, name, width, approximate grades, cross sections of improvements, and approximate radii of curves of existing and proposed streets and alleys, including adjacent streets; location of street lights to be installed; proposed bikeways and trails.
5. 
Existing culverts and drain pipes in subdivision and contiguous areas; approximate boundaries of land subject to overflow, inundation or flood hazard; the location, width, and direction of flow of all watercourses in the subdivision and contiguous area; proposed drainage facilities.
6. 
Proposed water system and source of water supply; proposed sewer system including elevations at proposed connections; proposed fire protection system.
7. 
Location, width and purpose of all existing and proposed rights-of-way and easements; railroads; land for park and recreational areas and other public uses to be dedicated or reserved for public use.
8. 
Existing structures within the proposed subdivision; those setback lines that are different from or in addition to those required by the Zoning Ordinance; existing trees larger than four inches in diameter measured two feet above the base.
9. 
Location of all existing public utility facilities; location of any proposed above ground collective public utility facilities.
C. 
At the time of filing a map for a subdivision to be created from the conversion of a mobilehome park or permanent recreational vehicle park to another use (other than to convert a rental mobilehome or permanent recreational vehicle park to resident ownership), the subdivider shall also file a report on the impact of the proposed mobilehome or permanent recreational vehicle park conversion on the park's residents and obtain approval of a conversion permit in accordance with Government Code Section 66427.4 and Chapter 28.78 of Title 28 of this Code. At least 30 days prior to public hearing for such a conversion, the City shall inform the subdivider, in writing, of the provisions of Section 798.56 of the California Civil Code and all applicable local requirements which impose upon the applicant a duty to notify residents of the mobilehome or permanent recreational vehicle park of the proposed change in use. The subdivider shall make a copy of the report available to each resident of the mobilehome or permanent recreational vehicle park 15 days prior to the date of the hearing on which the Advisory Agency is to take action upon the Tentative Map. Except as provided herein, the report and all applicable procedures shall be governed by Government Code Section 66427.4 and Chapter 28.78 (Mobilehome and Permanent Recreational Vehicle Park Conversion Regulations) of Title 28 of this Code.
D. 
In the case of a subdivision to convert a rental mobilehome park or permanent recreational vehicle park to resident ownership, the subdivider shall comply with Chapter 27.50 of this title.
(Ord. 3790 §1, 1975; Ord. 5897, 2019)
The subdivider shall list on the tentative map any proposed noncompliance with the municipal code, the General Plan, and any applicable specific plans. Failure to do so shall be evidence that full compliance with the provisions of this title is intended and no variance or waiver of any provisions of the municipal code, General Plan or specific plans is contemplated as a condition of approval.
(Ord. 3790 §1, 1975)
In addition to the tentative map, the subdivider may submit a supplemental report containing any additional information pertinent to the consideration by the Advisory Agency. Such reports may include: covenants to be recorded, special land uses proposed, or an explanation of noncompliance as listed on the tentative map.
(Ord. 3790 §1, 1975)
A. 
The Pre-Application Review Team shall meet to review the project and associated reports and advise applicants of City standards for subdivisions.
B. 
The following City officials shall be members of the Pre-Application Review Team: Chief Building Official, Water Resources Manager, City Engineer, City Planner, Transportation Engineer, and Fire Chief. Other City officers and their assistants or deputies may sit as advisory members.
C. 
Applicants and their representatives shall be entitled to adequate notice of the meetings, to be present at meetings, and to discuss with the Team its recommendations and proposed reports. The Pre-Application Review Team is hereby authorized to establish such additional rules of procedure as it deems necessary and appropriate to carry on its business.
(Ord. 3790, 1975; Ord. 4494, 1988; Ord. 5380, 2005)
A. 
Public hearing. Prior to taking any action on an application for a tentative map, the Advisory Agency shall conduct a public hearing at which time the Advisory Agency shall: (1) receive a report on the design and improvement of the proposed subdivision from the Community Development Department with staff recommendations; (2) at the election of the applicant, receive a presentation regarding the proposed subdivision; and (3) receive public comment from interested persons. Following the close of the public hearing, the Advisory Agency shall approve, conditionally approve or disapprove the tentative map for the proposed subdivision.
B. 
Compatibility criteria. In the course of taking action on an application for a tentative map, the Advisory Agency shall take into consideration the comments of the Architectural Board of Review provided pursuant to the requirements of Section 22.68.045 or the comments of the Historic Landmarks Commission provided pursuant to Section 22.22.145 (as the appropriate case may be) and, in issuing a decision on the application for a tentative map, the Advisory Agency shall provide a written indication on how the ABR or HLC comments affected the Advisory Agency's decision.
C. 
Time for consideration. The time limits for reporting and acting on tentative maps shall be consistent with the Subdivision Map Act and any other pertinent state law. The time limits specified in this section for reporting and acting on tentative maps may be extended by mutual consent of the subdivider and the Advisory Agency. In the event the Advisory Agency continues its consideration of a map beyond such time limit, the consent of the subdivider to such extension shall be presumed when the subdivider has notice of the continuance and fails to file a timely protest.
D. 
Authority. The Advisory Agency is authorized to require dedications or reservations of land within the subdivision for public uses such as streets, highways, parks, schools, drainage, flood control, access easements or other uses as a condition for the approval of the tentative map.
(Ord. 3790, 1975; Ord. 4066, 1980; Ord. 4494, 1988; Ord. 5380, 2005; Ord. 5464, 2008)
A. 
From decisions of the staff hearing officer.
1. 
Suspensions. The Chairperson, Vice Chairperson or other designated member of the Planning Commission may take action to suspend any decision of the Staff Hearing Officer serving as the Advisory Agency and to schedule a public hearing before the Planning Commission to review said decision. The notice of suspension must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision. The Community Development Department shall prepare a report to the Planning Commission with Staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. In the case of such suspension and review of the Staff Hearing Officer's decision, the Planning Commission shall serve as the Advisory Agency. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer after conducting a public hearing. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer.
2. 
Appeals. The decisions of the Staff Hearing Officer serving as the Advisory Agency may be appealed to the Planning Commission serving as the Appeal Board by the applicant or any interested party adversely affected by the decision of the Advisory Agency. The appeal must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision unless a longer appeal period is allowed for other actions taken concurrently with the decision on the application, in which case the longer appeal period shall prevail. The appellant shall state specifically in the appeal how the decision of the Staff Hearing Officer is not in accord with the provisions of this title or the Subdivision Map Act or how it is claimed that there was an error or an abuse of discretion by the Staff Hearing Officer. The Community Development Department shall prepare a report to the Planning Commission with staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer following a public hearing. When acting as the Appeal Board, the Planning Commission shall comply with the requirements of Section 27.07.080.B of this chapter regarding the consideration of compatibility criteria in the course of its action on the application. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer; however, in addition to any other required notice, written notice shall be sent by first-class mail to the appellant.
B. 
From decisions of the Planning Commission. The decisions of the Planning Commission, including decisions on suspensions or appeals from decisions of the Staff Hearing Officer, may be appealed to the City Council serving as the Appeal Board by the applicant or any interested party adversely affected by the decision of the Planning Commission. The appeal must be filed with the City Clerk within 10 calendar days of the date of the Planning Commission's decision unless a longer appeal period is allowed for other actions taken concurrently with the decision on the application, in which case the longer appeal period shall prevail. The appellant shall state specifically in the appeal how the decision of the Planning Commission is not in accord with the provisions of this title or the Subdivision Map Act or how it is claimed that there was an error or an abuse of discretion by the Planning Commission. Prior to the hearing on said appeal, the City Clerk shall inform the Community Development Department that an appeal has been filed thereon, and the Community Development Department shall prepare a report to the City Council with staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Planning Commission's decision. The City Council shall affirm, reverse, or modify the decision of the Planning Commission following a public hearing. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Planning Commission; however, in addition to any other required notice, written notice shall be sent by first-class mail to the appellant.
C. 
Time for consideration. The time limits for acting on appeals from decisions of the Advisory Agency regarding tentative maps shall be consistent with the Subdivision Map Act and any other pertinent state law. The time limits for acting on suspensions shall conform with the time limits for appeals. The time limits specified in this section for reporting and acting on tentative maps may be extended by mutual consent of the subdivider and the Appeal Board.
D. 
Fees. Each appeal shall be accompanied by the appeal fee in the amount established by resolution of the City Council. No fee shall be charged for a suspension of a Staff Hearing Officer action by the Chairperson, Vice Chairperson or other designated member of the Planning Commission.
(Ord. 3790, 1975; Ord. 3955, 1978; Ord. 4066, 1980; Ord. 4195, 1983; Ord. 4494, 1988; Ord. 5380, 2005; Ord. 5464, 2008)
A. 
Compliance with state and local requirements and conditions. Approval shall be denied to any map for failure to meet or comply with any requirement or condition imposed by the Subdivision Map Act or this code. Approval shall be denied to any map for which the required information, reports, plans or agreement has not been submitted.
B. 
Consistency with general and specific plans. Approval shall be denied to any map which is not consistent with the General Plan or a specific plan adopted thereunder or which depicts a land division or land use which is not compatible with the objectives, policies, general land uses and programs specified in the General Plan.
C. 
Denial on specific finding; exceptions. Approval or recommendation thereof shall be denied to any map by the Advisory Agency and, in the event of an appeal, by the Appeal Board, if said body finds:
1. 
The proposed map is not consistent with applicable general and specific plans.
2. 
The design or improvement of the proposed development 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 development or the proposed improvements are likely to cause substantial environmental damage or to substantially and avoidably injure fish or wildlife or their habitat.
6. 
The design of the development or the type of improvement is likely to cause serious public health problems.
7. 
The design of the development or the type of improvement will conflict with easements, acquired by the public at large, for access through or use of property within the proposed development; provided however, approval may be granted if it is found that alternative easements, for access of or use, will be provided, and that these will be substantially equivalent to the ones previously acquired by the public.
D. 
Access to public resources. Approval shall be denied to any map which does not provide for, have available, or offer dedication of reasonable public access to public natural resources as required by Article 3.5 of Chapter 4 of the Subdivision Map Act.
E. 
Water quality requirements. Approval may be denied to any map if discharge of waste from the proposed development into an existing community sewer system would result in violation of existing requirements prescribed by a California regional water quality control board. The determination of water quality control requirements relating to every subdivision shall be made at the time of map approval consideration.
(Ord. 3790, 1975; Ord. 4494, 1988; Ord. 5380, 2005)
A. 
Expiration. The approval or conditional approval of a tentative map shall expire three years from the date the map was approved or conditionally approved.
B. 
Extension. The subdivider may request an extension of the tentative map approval or conditional approval by written application to the Staff Hearing Officer filed with the Community Development Department, such application to be filed before the expiration of the tentative map. The application shall state the reasons for requesting the extension. The Staff Hearing Officer shall grant or deny the request for an extension. In granting an extension, the Staff Hearing Officer may impose new conditions or revise existing conditions.
C. 
Appeal. If the Staff Hearing Officer denies the subdivider's application for an extension, the subdivider may appeal said denial to the City Council within 15 days after the Staff Hearing Officer action.
D. 
Time limit on extensions. An extension or extensions of tentative map approval or conditional approval shall not exceed an aggregate of two years beyond the expiration of the three year period provided in subsection A above.
E. 
Effect of map modification on extension. Modification of a tentative map after approval or conditional approval shall not extend the time limits imposed by this section.
F. 
Litigation tolling pursuant to the subdivision map act. The period of time specified in this section for the validity of a tentative map, including any extension thereof, granted pursuant to the state Subdivision Map Act, shall not include the period of time during which a lawsuit involving the approval or conditional approval of the tentative map is or was pending in a court of competent jurisdiction, provided that such litigation tolling does not exceed a period of five years.
For the purposes of compliance with subsection (c) of Government Code Section 66452.6 (a part of the state Subdivision Map Act), this subsection shall be deemed the local agency's express approval of the tolling of the period of time during which a tentative map's approval is subject to litigation. The Community Development Director may adopt administrative procedures for requiring an applicant to advise the City of litigation challenging the validity of a tentative map's approval or conditional approval and for documenting the period of time involved in such litigation.
(Ord. 3790, 1975; Ord. 4135, 1982; Ord. 4494, 1988; Ord. 5380, 2005; Ord. 5537, 2010; Ord. 5798, 2017)