A. A map shall be submitted for all proposed subdivisions as provided in this chapter. Nothing contained in this chapter shall be construed to prevent the preparation and filing of a tentative and final map for subdivisions for which a parcel map is required, or to prevent the preparation of a parcel map for subdivisions which would otherwise qualify as a minor land division.
B. Subdividers are encouraged to consult with the director regarding technical advice and procedures prior to filing any required map. Preliminary sketches used in such consultation shall not be treated as a tentative map.
C. Applications for subdivisions shall be filed in the office of the director and shall be accompanied by required fees.
D. Subdivisions located within a special flood hazard area. All maps submitted for a subdivision, including maps for manufactured home park subdivisions shall comply with the following:
1. All subdivision proposals shall identify special flood hazard areas and the elevation of the base flood elevations.
2. All subdivision plans will provide the elevation of proposed structure(s) and pad(s).
3. If the site is filled above the base flood elevation, the lowest floor and pad elevations shall be certified by a registered professional engineer or surveyor and provided to the building official.
4. All subdivision proposals shall be consistent with the need to minimize flood damage.
5. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
E. All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. If, during the processing of the map, the accompanying drawings, statements or other data are found to be incomplete or incorrect with respect to pertinent required information, the subdivider shall be promptly advised, by mail, of the revisions that must be made before further action may be taken on the map.
F. Failure to provide the omitted or inaccurate information within the time specified in the written notice shall be cause for recommendation of disapproval of the map, unless an extension of time for acting upon said map is mutually agreed upon by the subdivider and the advisory agency.
(Ord. 2591 (part))
A. A parcel map is required for subdivisions resulting in less than five parcels not meeting the requirements for a minor land division, or maps in accordance with Section 66426 (a - e) of the Subdivision Map Act, resulting in five or more parcels, under any one of the following circumstances:
1. The land prior to division contains less than five acres, and each parcel created by the land division is adjacent to an improved public street or highway, and no additional improvements or dedications are required by city council.
2. All parcels resulting from the land division have a minimum area of 20 gross acres and have approved access to an improved public street or highway.
3. The divided land is zoned for commercial or industrial development and all parcels resulting from the land division have approved access to a public street or highway that has approval by the governing body for street widths and alignments.
4. All parcels resulting from the land division have a minimum area of 40 gross acres, or not less than a quarter of a quarter section.
5. The land proposed for division is intended for the creation of an environmental subdivision for biotic or wildlife purposes that meet the requirements of section 66418.2 of the Subdivision Map Act.
B. Parcel Map Process. Parcel maps are processed in the same manner as Final Maps as established in Section 18.07.050 of this title.
(Ord. 2591 (part))
Tentative maps are required for all subdivisions intended to create five or more parcels, five or more condominiums, five or more parcels for a community apartment project, or for the conversion of a dwelling to stock cooperative resulting in five or more dwelling units, except where the proposed subdivision meets the requirements for a parcel map as established by section 66426 (a - e) of the Subdivision Map Act.
A. Tentative Map Submittal Requirements. A proposed tentative map shall include all of the following information, as well as any other information required by article 3, section 66445 of the Subdivision Map Act.
1. All the information required in accordance with Section 18.07.010 (A) of this Title.
2. Proposed subdivision name.
3. Names and addresses of the record owner and subdivider of the land applicant.
4. Names and addresses of the person, firm or organization that prepared the map, and the applicable registration of license number.
5. Date of preparation, north point and scale of the map on each sheet; if based on a survey, the date of the survey.
6. Boundaries of the subdivision with sufficient information to locate the property.
7. Names of adjacent subdivisions, if any, and property lines sufficient to show their relationship to the proposed subdivision.
8. Note location of any part of the proposed map located within a floodplain.
9. Contour lines having the following intervals:
a) One-foot contour interval for ground slope between level and five percent (5%);
b) Five-foot contour interval for ground slope between five and fifteen percent (5% - 15%);
c) Ten-foot interval for ground slopes exceeding fifteen percent (15%).
10. The location of all structures which are to be retained within the subdivision; the distances between structures to be retained and existing or proposed street and lot lines; and notations concerning all structures which are to be removed;
11. The location, width and directions of flow of all watercourses and flood-control areas within and adjacent to the property involved; and the proposed method of providing storm water, drainage and erosion control;
12. The locations, widths and names or designations of all existing or proposed streets, alleys, pedestrian ways and other rights-of-way, whether public or private, within and adjacent to the subdivision; the radius of each center line curve; a cross section of each street; and any planned line for street widening or for any other public project in and adjacent to the subdivision;
13. The lines and approximate dimensions of all lots, and the number assigned to each lot; the total number of lots; and the approximate area of the average lot;
14. The total area in square footage or acreage to the nearest 1/10th acre of each lot proposed to be utilized for other than single-family or two-family housing;
15. The boundaries and acreage of existing and proposed public areas in and adjacent to the subdivision, with the nature of each indicated thereon. If land is to be offered for dedication for park or recreation purposes or for purpose of providing public access to any public waterway, river or stream, it shall be so designated;
16. Any modification being requested in accordance with the requirements of section 18.09.010 (Subdivision Modifications) which is shown on the tentative map shall be clearly labeled and identified as to nature and purpose;
17. When it is known that separate final maps are to be filed on portions of the property shown on the tentative map, the subdivision boundaries which will appear on said final maps and the sequence in which said final maps will be filed;
18. All proposed street names;
19. Building envelopes for all infill residential flag lots as defined in section 19.76.180.
20. The following drawings, statements, and other data, and as many additional copies thereof as may be required, shall be filed with the tentative map:
a) A vicinity map of appropriate scale and covering sufficient adjoining territory so as to clearly indicate nearby street patterns, major access streets, property lines, other adjacent properties in the subdivider's ownership, and other significant features which will have a bearing upon the proposed subdivision and its location and relationship to surrounding areas;
b) A preliminary soil investigation and geological reconnaissance report by a registered civil engineer, engineering geologist or geologist, specializing and recognized in soil mechanics and foundation engineering. Submission of this preliminary report may be waived by the public works director if soil conditions in the proposed subdivision are known to the public works director;
c) A preliminary grading plan;
d) Identification of proposed public areas;
e) All other data required as a prerequisite to approval of the tentative map, including plans, reports, fees or other requirements.
21. Maps shall be on a physical sheet eighteen (18) inches by twenty-six (26) inches in size. If necessary to provide the proper scale, more than one sheet may be used, but the relation of the several sheets shall be clearly shown on each. Maps shall also be provided in digital format as specified by the city.
B. Tentative Map Process.
1. A tentative map shall not be considered as having been filed unless and until it complies with all provisions of this title and the drawings, statements and other data required to accompany the tentative map have been submitted in a form acceptable to the advisory agency.
2. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems, including seepage, which, if not corrected, would lead to structural defects, a soils investigation of each lot in the subdivision may be required by the public works director as a condition precedent to consideration of the tentative map. The soils investigation shall be done in the manner provided in the Subdivision Map Act.
3. In every subdivision for which a soil investigation has been required by the public works director, the council may approve the subdivision or portion thereof, notwithstanding evidence of critical soils problems. As a condition of the approval of the tentative map, the council shall order the withholding of the issuance of any building permit for development of those lots until the recommended corrective action, as determined by the director, is incorporated into the plans for the construction of each such structure.
4. A public hearing shall be held by the planning commission in accordance with section 18.07.010(A)(4) of this title.
(Ord. 2591 (part))
A vesting tentative map is a tentative map that establishes vested rights to proceed with a development that is in substantial conformance with the regulations in effect at the time the vested tentative map is approved or conditionally approved by the city. Each vesting tentative map shall comply with the requirements of section 66452 of the Subdivision Map Act.
A. Vesting Tentative Map Process.
1. Vesting tentative maps shall be reviewed and approved, conditionally approved or disapproved in the same manner and within the same time required by this title for tentative maps, except for the following:
a) Notwithstanding any provision of Section 66498.3 of the California Government Code to the contrary, a vesting tentative map filed for a subdivision whose intended development is inconsistent with zoning regulations adopted by or pursuant to Title 19 of this code shall be disapproved.
3. The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development of the property subject to the map in substantial compliance with the provisions of this code and all policies and standards of the city which, as described in Section 66474.2 of the California Government Code, where in effect on the date it was determined that the application for approval of such map was complete. Provided, that if Section 66474.2 of the California Government Code is repealed, then the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with the development of the property subject to the map in substantial compliance with the provisions of this code and all policies and standards of the city in effect at the time that the map was approved or conditionally approved.
4. The rights conferred upon the approval, or the conditional approval of a vesting tentative map shall expire at the same time provided by this title for the expiration of tentative maps other than vesting tentative maps or, if a final map or parcel Map is timely filed following the approval or conditional approval of a vesting tentative map, one year from the date of recordation of such final map or parcel map, whichever last occurs. Provided that, where multiple final maps are filed following the approval or conditional approval of a vesting tentative map for a phased development, then the rights conferred by the vesting tentative map for each phase of development shall expire one year following the date of recordation of the final map for such phase of development. Rights conferred by a vesting tentative map can be extended beyond the recordation of the map as provided in 18.09.060.E.
5. Amendments may be made to an approved or conditionally approved vesting tentative map providing an application for such amendment is filed in the office of the Director prior to the date such map expires.
6. Notwithstanding any provisions of this chapter to the contrary, the owner of property subject to an approved or conditionally approved vesting tentative map may seek approvals, permits, or entitlements for development on such property which are authorized by the current provisions of this code and/or the current policies and standards of the city even though such current codes, policies or standards depart from the vested rights conferred by such approved or conditionally approved vesting tentative map.
(Ord. 2591 (part))
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