The form and contents, submittal and approval of tentative parcel
maps and vesting parcel maps for subdivisions of fewer than five lots
shall conform to the provisions of this section and to those of Article
2 of Chapter 3 of Division 2 of Title 7 of the
Government Code. Discussion
in this section of "tentative parcel maps" also applies to "vesting
tentative parcel maps."
A. Form.
The tentative parcel map shall be clearly and legibly drawn. All improvement
plans required under this chapter shall be prepared by a civil engineer,
licensed in California. The scale of the map shall not be less than
one inch equals 100 feet or as may be necessary to show all details
clearly, and enough sheets shall be used to accomplish this end. All
printing or lettering on the maps shall be of 1/8-inch minimum height
and of such shape and weight as to be readily legible on prints and
other reproductions made from the original drawing. The final form
shall be as approved by the City Engineer and consistent with the
Subdivision Map Act.
Except as otherwise provided herein, the tentative parcel map
shall be substantially in conformance with the requirements of a tentative
map per the requirements of the Subdivision Map Act.
B. Content.
The tentative parcel map shall show the following information:
1. Name
and address of record(s) owner, subdivider, and the person preparing
the map (including the preparer's registration number).
2. Assessor's
parcel number of the parcel under consideration, and the Assessor's
parcel numbers of all adjacent parcels.
3. Date
prepared, north arrow, and scale.
4. Sufficient
legal description of land to define boundaries of the proposed subdivision.
5. Existing
and proposed land use.
6. General
Plan and zoning land use designations.
7. A
vicinity map, sufficient to show the relation to the surrounding area.
8. Existing
topography and conditions of the proposed site including, but not
limited to:
a. Existing contours at one-foot intervals if the existing ground slope
is less than 10% and five-foot intervals for greater existing ground
slopes greater than or equal to 10%. Identify the source and date
of the contours.
b. The approximate location of all areas subject to inundation or stormwater overflow and the location, width, and direction of flow of each watercourse. Identification of elevations, as required by Chapter
13.20 of the Blue Lake Municipal Code, shall be provided.
c. The approximate location of each area covered by trees with a statement
of the nature of the cover and the kind and approximate location of
all trees over eight inches in diameter four and one-half feet above
the ground.
d. The approximate location and outline of existing structures identified
by type. Buildings to be removed shall be so marked.
e. The location, pavement and right-of-way width, grade and name of
existing streets or highways.
f. Location and type of existing street improvements.
g. Location, size and slope of existing storm drains.
h. Location, width and identity of existing and proposed easements and
rights-of-way.
9. Any
improvements proposed by the owner.
10. A grading plan, prepared by a registered engineer, showing proposed
contours shall be submitted.
11. Proposed lot layout, building pads, and lot areas.
12. Location of existing utilities and proposed utilities.
13. A current title report, prepared within the six months prior to submission.
14. A soils and/or engineering geology report will be required unless
waived by the City Engineer.
15. Any and all improvement designs shall be prepared by a licensed California
civil engineer and all designs and calculations shall be submitted
with the application.
The City Engineer may waive any of the foregoing requirements
upon finding that the location or nature of the proposed minor subdivision
is such as not to necessitate compliance with these requirements,
or may require additional information as deemed necessary.
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C. Submittal
to Planning Commission. The tentative parcel map shall be considered
complete only when such map conforms to the form and content requirements
of this chapter, as determined by the City Planner. The subdivider
shall file, with the City Clerk, eight copies of the tentative parcel
map. Fees must be paid in advance according to the City's current
master fee schedule.
D. Planning
Commission Review. The City Planner shall forward copies of the tentative
parcel map to the City Engineer and other affected public agencies
which shall, in turn, forward to the Planning Commission their findings
and recommendations concerning the proposed subdivision prior to hearing
by the Planning Commission.
E. Public
Hearing and Notice. Upon receipt of a tentative parcel map application
that is determined by the Planner to be complete, the Planner shall
set the matter for a public hearing before the Planning Commission.
Notice of the public hearing shall be given as provided in Section
66451.3 of the
Government Code. The Planner may give such other notice
that he or she deems necessary or advisable. Notice shall also be
given pursuant to
Government Code Sections 66453, 66455, 66455.1,
and 66455.7, if applicable.
F. Review
and Action by Planning Commission. The tentative parcel map shall
be reviewed by the Planning Commission for compliance with all applicable
City ordinances and the State Subdivision Map Act. Upon completion
of the Planning Commission action, the City Planner shall return one
copy to the owner or his/her agent marked; "Approved as Submitted,"
"Approved as Noted," "Revise and Submit," or "Subdivision Denied."
If the subdivision is denied, the subdivider or his/her agent shall
be so notified in writing by the City within 50 days of the Planning
Commission action date, and such notice shall contain a statement
of the reasons for denial.
G. Planning
Commission Denial of Application. Pursuant to
Government Code Section
66474, the Planning Commission shall deny approval of the tentative
parcel map if it makes any of the following findings:
1. That
the proposed map is not consistent with applicable general and specific
plans as specified in
Government Code Section 65451.
2. That
the design or improvements of the proposed subdivision is not consistent
with applicable plan, zoning ordinances and/or specific plans of the
City of Blue Lake.
3. That
the site is not physically suitable for the type of development.
4. That,
as a result of a public hearing on the environmental issues of the
project, 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, all decisions
being made in accordance with current federal, state and local environmental
laws.
5. That
the design of the subdivision or the types of improvements are likely
to cause serious public health problems.
6. That
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 as provided in
Government Code Section 66474.
7. That
discharge of waste from the proposed project into the existing community
sewer system will not conform to requirements by the California Regional
Water Quality Control Board, North Coast Region.
H. Conditions
of Approval. In approving the tentative parcel map, the Planning Commission
may impose as conditions of filing a parcel map any or all of, but
not limited to, the following requirements:
6. Additional
soils and/or engineering geology studies.
7. Additional
traffic studies.
The subdivider or his/her engineer shall be notified in writing
of all the conditions imposed.
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I. Expiration
and Extensions.
1. Expiration.
An approval or conditional approval by the City of Blue Lake of the
approved tentative map shall expire 24 months after its approval or
conditional approval. The expiration of the approved or conditionally
approved tentative parcel map, or vesting tentative map, shall terminate
all proceedings and no parcel map for any portion of the real property
included within such application shall be filed without first processing
a new tentative parcel map, such actions being subject to the requirements
of Article 2 of Chapter 3 of Division 2 of Title 7 of the Government
Code.
2. Extensions.
a. Request by Subdivider. The subdivider or his/her agent may request
an extension of the expiration date of the approved or conditionally
approved tentative parcel map by written application to the Planning
Commission filed prior to the expiration date.
b. Planning Commission Action. The Planning Commission shall review
the request for extension and may extend the approved or conditionally
approved tentative map for a period or periods not exceeding a total
of three years, except as may be allowed in Section 66452.6 of the
Government Code. Prior to the expiration of an approved or conditionally
approved tentative map, upon an application by the subdivider to extend
that map, the map shall automatically be extended for 60 days or until
the application for the extension is approved, conditionally approved,
or denied, whichever occurs first.
J. Appeal of Planning Commission Action. Appeals from and complaints concerning the action of the Planning Commission shall be filed with the City Clerk within 10 days after the action of the Planning Commission from which the appeal or complaint is taken and shall be governed by the provisions of Chapter
16.48 of this title.
The form, contents, accompanying data, and filing of the parcel
maps for subdivisions of fewer than five lots shall conform to the
provisions of this section. The parcel map shall be in substantial
conformance with the approved tentative parcel map.
A. Survey
Required. An accurate and complete survey of the land to be subdivided
shall be made by a registered civil engineer or professional land
surveyor and shall be performed in accordance with the Land Surveyors
Act and usual practice. The review of a tentative map, or parcel map
for which a tentative map was not required, shall be reviewed by the
City Engineer or City Surveyor to determine compliance with generally
accepted engineering or surveying practices per Section 66474.10 of
the
Government Code. All monuments, property line, centerlines of
streets, alleys and easements adjoining or within the subdivision
shall be tied into the survey. The traverse of the exterior boundaries
of a proposed subdivision and of each block and lot shall be second
order work and shall close by the use of standard surveying procedures.
Calculations shall be submitted to the City Engineer.
B. Form.
1. The
content and the form of the parcel map shall conform to Article 3
of Chapter 2 of Division 2 of Title 7 of the
Government Code and as
provided in this section.
2. The
parcel map shall be legibly drawn, printed or reproduced by a process
guaranteeing a permanent record in black on tracing cloth or polyester
base film. Certificates, statements, affidavits and acknowledgements
may be legibly stamped or printed upon the map with opaque ink. If
ink is used on polyester base film, the ink surface shall be coated
with a suitable substance to assure permanent legibility.
3. The
size of each sheet shall be 18 by 26 inches. A marginal line shall
be drawn completely around each sheet, leaving an entirely blank margin
of one inch on all sides. The scale of the map shall not be less than
one inch equals 100 feet or as may be necessary to show all details
clearly, and enough sheets shall be used to accomplish this end. Every
sheet comprising the parcel map shall bear the scale, north point,
legend, sheet number, and number of sheets comprising the map; the
sheet's relationship to each adjoining sheet shall be clearly shown.
4. All
printing or lettering on the map shall be of 1/8 inch minimum height
and of such shape and weight as to be readily legible on prints and
other reproductions made from the original drawing.
C. Contents.
The contents of the parcel map shall conform to the Subdivision Map
Act and as provided in this section:
1. Boundary.
The boundary of the subdivision shall be designated by a blue border
applied to the reverse side of the tracing and on the face of the
blue line prints. Such border shall not interfere with the legibility
of figures or other data.
2. Parcels
Numbered. Each parcel shall be numbered or otherwise designated. All
easements or rights-of-way to be dedicated shall be identified by
capitalized alphabetical letters. If dedications or offers of dedication
are required, it will be made by statement on the parcel map and shall
be in conformance with Section 66447 of the
Government Code.
3. Parcel
Location. The map shall show the location of each parcel and its relation
to surrounding surveys. The location of any remainder of the original
parcel shall be shown, but need not be shown as a matter of survey
but only by reference to the existing record boundaries of such remainder
if such remainder has a gross area of five acres or more.
4. Statements.
The following statements shall appear only once:
a. Owner's Statement. A statement signed and acknowledged by all parties
having any record title interest in the real property subdivided,
consenting to the preparation and recording of said map except as
exempted by Section 66436 of the
Government Code.
b. Dedication Statement. If dedications or offers of dedication are
required, they shall be made by statement on the parcel map. Such
dedication or offers of dedication shall be signed by the same parties
and in the same manner as set forth in Section 66439 of the Government
Code.
c. Engineer's (Surveyor's) Statement. The engineer's (surveyor's) statement
shall be in the form prescribed in Section 66449 of the Government
Code and shall include the professional's registration stamp.
d. Planning Commission Chairperson's Statement. A statement from the
Planning Commission Chairperson stating that the tentative map was
approved by resolution of the Planning Commission. The date and number
of the resolution shall appear in the certificate.
e. Statement of Soils and/or Engineering Geology Report. If a soils
and/or engineering geology report is required for the subdivision,
a statement shall appear stating that the report was prepared and
is on file with the City of Blue Lake.
f. Recorder's Statement. The Recorder's statement shall be in the form
prescribed in Section 66449 of the
Government Code.
g. City Engineer's (Surveyor's) Statement. The statement by the City
Engineer shall include his or her signature, date, and, below or immediately
adjacent to the signature, indicate his or her registration or license
number with expiration date and state that: (1) he or she examined
the map; (2) the subdivision as shown is substantially the same as
it appeared on the tentative map, and any approved alterations thereof;
(3) all provisions of this chapter and of any local ordinances applicable
at the time of approval of the tentative map, if required, have been
complied with; and (4) he or she is satisfied that the map is technically
correct. The City Engineer shall sign the map in accordance with the
requirements of Section 66450 of the
Government Code. The City Engineer
shall complete and file with his or her legislative body his or her
certificate or statement, as required in Section 66449 of the Government
Code and this chapter, within 20 days from the time the parcel map
is submitted to him or her by the subdivider for approval.
D. Documents to Be Submitted with Parcel Map. The same documents that are required for a final map (see Section
16.28.010) shall be submitted with a parcel map. The City Engineer shall require such other drawings, data or other information as deemed necessary and as per Article 3, Chapter 2 of Division 2 of Title 7 of the
Government Code.
E. Submittal
to the City Engineer for Approval. The subdivider shall submit two
prints of the parcel map to the City Engineer for checking and approval.
The prints shall be accompanied by two copies of each of the accompanying
documents required to be filed. After making any required corrections,
the subdivider shall submit to the City Engineer the original tracing
of the revised map, signed by all parties required to execute the
certificates or statements.
F. Filing
with the County Recorder. The City Clerk shall file the approved parcel
map with the County Recorder. The cost of such recording shall be
paid by the subdivider.
G. Subdivision Agreement. Prior to the approval of the parcel map by the Planning Commission, the subdivider shall enter into a subdivision improvement agreement with the City in conformance with Section
16.28.090. The subdivision improvement agreement shall be prepared by the City Attorney, and shall be reviewed and approved by the Planning Commission, and after approval shall be signed by its Chairperson.