A. 
General Filing and Processing Requirements. A tentative map shall be filed for each subdivision. Subdividers shall submit tentative map applications and all information and other materials required by the city engineer to the city engineer for processing. The city engineer shall review the application for completeness and accuracy in compliance with the California Environmental Quality Act (CEQA), this title, the Zoning Code and applicable provisions of the Map Act.
B. 
Referral to Affected Agencies. Within five days of the city's determination that the application is complete, the city engineer shall refer the proposed map to:
1. 
Any city department, county, state or federal agency, and other entity affected by the subdivision.
2. 
The following agencies, in the event such agency has filed a territorial map with the city pursuant to the Map Act:
a. 
California Department of Transportation (CalTrans). For any subdivision located within the area shown on the territorial map filed by CalTrans.
b. 
Adjacent Local Agencies. For any subdivision that is located within the area shown on the territorial map filed by that local agency.
3. 
Public Utilities. Public utility companies and other service agencies, including providers of gas, electrical, telephone, and cable television services, which may provide "will serve" letters to the proposed subdivision.
4. 
School Districts. The governing board of any elementary, high school, or unified school district within which the proposed subdivision is located.
5. 
State Department of Education. For any proposed subdivision that includes a proposed public school site.
The city shall consider any recommendations submitted by agencies within fifteen days of the agency's receipt of the map.
(Ord. 1121 §1, 2008)
After the city deems the application complete, the director and city engineer shall:
A. 
Analyze whether the subdivision is consistent with applicable provisions of this Code, the General Plan, any applicable specific plan, and the Map Act;
B. 
Analyze whether the proposed subdivision satisfies the findings in Section 16.16.025; and
C. 
Prepare a staff report analyzing the application, and recommending approval, conditional approval, or denial of the proposed subdivision.
(Ord. 1121 §1, 2008)
In determining whether to approve a tentative map, the city shall apply only those ordinances, policies, and standards in effect at the date the application was determined complete, except:
A. 
Where the city has initiated General Plan, specific plan or subdivision or zoning code changes and provided public notice as required by Map Act Section 66474.2, in which case the city shall apply those ordinances, policies, and standards in effect at the date it acts on the map; or
B. 
Where the applicant has requested changes to ordinances, policies, and standards in connection with its map application in which case the city shall apply those ordinances, policies, and standards adopted pursuant to the applicant's request.
(Ord. 1121 §1, 2008)
A. 
The city shall not approve a tentative map where:
1. 
The proposed subdivision, including design and improvements, is not consistent with the General Plan or any applicable specific or precise plan.
2. 
The site is not physically suitable for the type or proposed density of development.
3. 
The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or injure fish or wildlife or their habitat.
4. 
The design of the subdivision or type of improvements is likely to cause serious public health problems.
5. 
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 city may approve the subdivision if the city finds that the subdivider will provide alternate easements for access or use that are substantially equivalent to the easements previously acquired by the public. This subsection shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction.
6. 
The discharge of sewage from the proposed subdivision into the community sewer system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board.
7. 
A preliminary soils report or geological hazard report indicates adverse soil or geological conditions and the subdivider has failed to provide sufficient information to the satisfaction of the city engineer that the subdivider can correct such conditions.
8. 
The proposed subdivision is not consistent with all applicable provisions of the municipal code and the Subdivision Map Act.
B. 
Additional Required Findings. The code sections addressing condominiums, dedications and exactions, and parcel map waiver contain additional required findings.
C. 
Timing of Construction of Improvements. The city may require construction of public improvements within a specified time after recordation of the map if it finds: (1) it is in the interest of the public health and safety; or (2) it is necessary as a prerequisite to the orderly development of the surrounding area.
(Ord. 1121 §1, 2008)
A. 
Mandatory Conditions. The city shall require the subdivider to:
1. 
Provide parcels, easements or rights-of-way for streets, water supply and distribution systems, sewage disposal systems, storm drainage facilities, solid waste disposal, and electric, gas and communications services to adequately serve the subdivision.
2. 
Mitigate or eliminate environmental impacts identified through the environmental review process.
3. 
Comply with the requirements of Chapters 16.12 and 16.40.
4. 
Comply with all applicable provisions of this title, the Zoning Code, municipal code, department of public works standard conditions and the Map Act.
5. 
Obtain a certificate or conditional certificate of compliance pursuant to Chapter 16.28 prior to the sale or subdivision of any designated remainder parcels.
B. 
Discretionary Conditions. The city may require the subdivider to:
1. 
Waive direct access rights to any existing or proposed streets;
2. 
Reserve sites for public facilities, including schools, park and recreation facilities, fire stations, libraries, and other public uses in compliance with Map Act Section 66479;
3. 
Adhere to time limits or phasing schedules for the completion of conditions of approval, where deemed appropriate;
4. 
Dedicate land for bicycle paths, local transit facilities (including bus turnouts, benches, shelters, etc.), sunlight easements, and school sites, in compliance with Map Act Chapter 4, Article 3;
5. 
Construct public improvements within a specified time after recordation of the map;
6. 
Comply with any other conditions deemed necessary by the city to achieve compatibility between the proposed subdivision, its immediate surroundings, and the community, or to achieve consistency with city ordinances or applicable state law.
(Ord. 1121 §1, 2008)
A. 
Minor Changes. A subdivider may request the following minor changes to an approved tentative map or its conditions prior to recordation of a parcel or final map: minor adjustments to the location of proposed lot lines and improvements; reductions in the number of approved lots; and modifications to the conditions of approval, consistent with the findings required by subsection D of this section.
B. 
Application for Changes. The subdivider shall file an application and filing fee with the city engineer, using the forms furnished by the city engineer, containing the following information:
1. 
The tentative map number;
2. 
The changes requested;
3. 
Any facts supporting the changes; and
4. 
Any information deemed appropriate by the city engineer.
C. 
Processing. Proposed changes to a tentative map or conditions of approval shall be processed in the same manner as the original tentative map, except as otherwise provided by this section.
D. 
Findings for Approval of Minor Changes. The city shall not modify the approved tentative map or conditions of approval unless it finds the change is necessary because of one or more of the following circumstances, and that all of the applicable findings for approval can still be made:
1. 
There was a material mistake of fact in the deliberations leading to the original approval;
2. 
There has been a change of circumstances; and
3. 
A serious and unforeseen hardship has occurred, not due to any action of the applicant.
E. 
Effect of Changes on Time Limits. City approval of changes to a tentative map or conditions of approval does not constitute an approval of a new tentative map, and shall not extend any time limits.
(Ord. 1121 §1, 2008)
A. 
Processing of a Vesting Tentative Map. Pursuant to Section 66498.1 et seq., of the Map Act, a subdivider may file a vesting tentative map. An application for a vesting tentative map shall be in the same form, have the same contents and accompanying data and reports and shall be processed in the same manner as a tentative map. In addition, the application shall include:
1. 
The words "Vesting Tentative Map" printed conspicuously on the face of the map;
2. 
Accurately drawn, preliminary floor plans and architectural elevations for all buildings and structures proposed to be constructed on the property after subdivision;
3. 
Plans prepared by a registered civil engineer showing all off-site improvements necessary to carry out the design and improvement requirements of Chapter 16.12.
B. 
Findings for Approval. The city shall not approve a vesting tentative map unless the city: determines the proposed development of the subdivision is consistent with the zoning regulations applicable to the property at the time of filing; and makes the findings required for tentative map approval set forth in this chapter.
C. 
Expiration of Vesting Tentative Map. An approved vesting tentative map shall be subject to the time limits set forth in this chapter.
D. 
Amendment to Vesting Tentative Map.
1. 
A subdivider may apply for an amendment to the map or conditions of approval prior to the expiration of the vesting tentative map. An amendment request shall be processed as a new application, unless the subdivider is requesting minor changes as defined in Section 16.16.040.
2. 
Pursuant to Map Act Section 66498.2, a subdivider may apply for an amendment prior to the expiration of the vesting tentative map to secure a vested right if city ordinances, policies or standards have changed subsequent to the approval of the vesting tentative map.
E. 
Development Rights Vested.
1. 
The approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards (excluding fees) in effect at the time the city has determined that the application is complete.
2. 
If Map Act Section 66474.2 is repealed, approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the city approves or conditionally approves the map.
3. 
Subsequent land use permits, building permits, extensions of time or other entitlements filed on parcels created by the subdivision may be conditioned or denied only if the city determines that:
a. 
A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both; or
b. 
The condition or denial is required in order to comply with state or federal law.
4. 
Fees charged for building or land use permits, including, but not limited to, sewer/water hookup fees and traffic mitigation fees, filed after the approval of a vesting tentative map, shall be as required at the time the subsequent permit applications are filed. Application contents shall be as required by ordinance requirements in effect at the time the subsequent application is filed.
F. 
Duration of Vested Rights. The development rights vested by this section shall expire if a parcel map or final map is not approved before the expiration of the vesting tentative map pursuant to Section 16.16.055 et seq. If the parcel or final map is approved and recorded, the development rights shall be vested for the following periods of time:
1. 
An initial time period of twenty-four months from the date of recordation of the parcel or final map. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded.
2. 
The initial twenty-four months shall be automatically extended by any time used for processing a complete application for a grading permit or for design or architectural review, if processing exceeds thirty days from the date the application is accepted for processing as complete.
3. 
The subdivider may apply for a one year extension at any time before the initial twenty-four months expires by submitting an application to the city engineer with all required fees. The planning commission shall approve or deny any request for extension. The subdivider may appeal a denial within fifteen days.
4. 
If the subdivider submits a complete application for a building permit during the periods of time specified in subsections (F)(1) and (F)(2) above, the vested rights shall continue until the expiration of the building permit, or any extension of that permit.
(Ord. 1121 §1, 2008)
An approved map is valid for twenty-four months after its effective date, except as otherwise provided by Map Act Section 66452.6, 66452.11, 66452.13, or 66463.5. At the end of twenty-four months, the approval shall expire, and the city will terminate processing, unless:
A. 
A parcel or final map for the subject subdivision, and related bonds and improvement agreements, have been filed with the city engineer; or
B. 
An extension of time has been granted pursuant to this chapter.
(Ord. 1121 §1, 2008)
A subdivider may apply for a time extension by filing a written application and required filing fee with the city engineer on or before the date of expiration of the approval or previous extension.
A. 
Findings for Extensions. The planning commission may grant extensions to the initial time limit up to a maximum total of six years, if there have been no changes:
1. 
To the General Plan, any applicable specific or precise plan, or this title applicable to the subdivision since the approval of the map;
2. 
In the character of the site or its surroundings that adversely affect the policies of the General Plan, any applicable specific or precise plan, or applicable standards of this title; and
3. 
To the capacities of community resources, including but not limited to water supply, sewage treatment or disposal facilities, roads or schools so there is insufficient capacity to serve the subdivision.
B. 
Tentative Maps with Multiple Final Maps. Where a subdivider is required to expend an amount more than one hundred seventy-eight thousand dollars, or as specified in Map Act Section 66452.6, on improvements and multiple final maps are filed covering portions of a single approved tentative map, each filing of a final map shall extend the expiration of the tentative map by an additional thirty-six months from the date of its expiration, or the date of the previously filed final map, whichever is later. The total of all extensions shall not extend the approval of the tentative map more than ten years from its approval.
(Ord. 1121 §1, 2008)
The planning commission shall waive a map where owners of mobile homes have submitted a waiver application that fully complies with Map Act Section 66428.1, unless the city makes one or more of the findings set forth in Map Act Section 66428.1.
(Ord. 1121 §1, 2008)