The tentative map for which approval is sought for any proposed subdivision which requires a final or parcel map shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and this Chapter.
A. Form: The tentative map shall be eighteen inches by twenty six inches (18" x 26") at a scale of not less than one hundred feet to the inch (1" = 100'). If more than one sheet is required, the total number of sheets comprising the tentative map shall be stated on each of the sheets and its relationship to each adjoining sheet shall be clearly shown. When more than three (3) sheets are used, an index shall show the entire subdivision.
B. Information Required: Each tentative map shall contain the following information:
1. Number of proposed subdivision map as secured from the County Recorder's office preceded by the word "tentative" and date of preparation, or the number of the proposed parcel map as secured from the City Planning Department preceded by the word "tentative" and date of preparation;
2. Name and address of legal owner or owners;
3. Name and address of registered engineer or land surveyor preparing the map and his registration number;
4. The name and address of the subdivider and subdivider's agent;
5. Sufficient description to define the location and boundaries of the proposed subdivision and its relation to existing, adjacent subdivision maps, north point, scale and approximate acreage;
6. The boundary of the proposed subdivision as delineated by a heavy border;
7. The name, location and width of adjacent streets and alleys to a distance of two hundred feet (200');
8. The location, names and width of proposed streets and alleys within the boundary of the proposed subdivision and the proposed curve ratio;
9. Lot or parcel layout and approximate dimensions of each lot or parcel;
10. Lots or parcels shall be numbered consecutively;
11. Topographic contours (one foot minimum contour interval);
12. Proposed direction of drainage flow;
13. Boundaries of areas subject to inundation or storm water overflow and the locations, width and direction of flow of all watercourses, drainage channels and existing drainage structures;
14. All physical structures including, but not limited to, buildings, trees, fences, curbs and gutters, sidewalks, power poles, etc., shall be shown on the property being subdivided; such structures shall be dimensioned and accurately located by dimension in relation to lot or parcel lines or boundary lines of the proposed subdivision;
15. The existing use of all buildings located on the proposed subdivision and other uses of the property and whether they are to remain or be removed;
16. Existing and proposed zone district;
17. Assessor's parcel number;
18. Proposed method of water supply;
19. Proposed method of sewer and sewage disposal;
20. A reduced scale vicinity map shall be provided on the tentative tract map, which clearly shows the proposed subdivision with respect to the nearest major streets;
21. Proposed method of storm drainage disposal;
22. The width and location of all existing and proposed public or private easements;
23. The location, size, and description of any underground facilities such as wells, pipelines, telephone lines, septic tanks, etc.;
24. Statement of improvements and utilities proposed to be made or installed;
25. To the extent feasible, show all dedications and irrevocable offers of dedication on the tentative map or to be made by separate instrument;
26. Description of how the design of the tentative map has, to the extent feasible, provided for future passive or natural heating or cooling opportunities as imposed by section 66473.1 of the Subdivision Map Act;
27. Exception to any required development or improvement standard in this Chapter or contained in the Corcoran standard specifications;
28. Where circumstances exist with respect to the proposed project site that require additional technical information, including, but not limited to, grading plans, or soil and geotechnical studies, such information may be required with the filing of the tentative tract map.
C. Other Requirements: Much of the information specified in subsection A of this Section as may not practically be shown on the map shall be contained in a statement accompanying the tentative map.
D. Preliminary Review; Pre-Application Conference: Prior to the filing of a tentative map, the subdivider or his authorized representative shall file with the Planning Director five (5) copies of a preliminary tentative map. The Planning Director shall review the proposed subdivision for conformity with the Subdivision Map Act and this Chapter. The Planning Director shall confer with City staff as necessary to make such determinations. Within fifteen (15) days of receipt, the Planning Director shall complete the preliminary review and in writing notify the subdivider of any necessary corrections or modifications. The subdivider may, at his option, request a conference with the Planning Director for clarification of any determination made by the Planning Director and/or staff in the preliminary review.
E. Filing:
1. The tentative map application shall be filed with the Department. The application shall be determined by the Department to be complete only when the content and form of the tentative map conform to the requirements of subsections B and C of this Section, and when all accompanying data and reports as may be required, including an environmental assessment, have been filed, and all fees and/or deposits as required by Section 12-1-3 of this Chapter.
2. Each subdivider or his authorized representative shall file with the Planning Director a completed tentative map application along with twenty (20) full-sized copies and one sepia, one eight and one-half inch by eleven inch (81/2" x 11") copy and such other copies and data as may be required of the tentative map as determined by the Planning Director.
F. Transmittal To Public Agencies And Utilities:
1. Within ten (10) days after receiving the tentative map and other required documents, the Planning Director shall distribute copies to other City departments and officials, governmental agencies, private organizations and utilities who are directly concerned with the proposed subdivision.
2. Such entities may review the tentative map and transmit any comments, recommendations, or proposed requirements thereon to the Planning Director who shall incorporate them into his report and recommendations to the Commission. Should no comments be received within the time set forth in the Subdivision Map Act, it shall be presumed that such other agencies and departments approve the tentative map as submitted.
G. Report And Recommendations Of Planning Director - Service On Subdivider: The Planning Director shall prepare a report and recommendations which will include all comments received on the tentative map, a copy of which will be provided to the subdivider at the time the regular agenda is distributed to the Planning Commission for the meeting where any action on the tentative map by the Commission may take place. In no case shall the subdivider be served with the Planning Director's staff report on the proposed subdivision less than three (3) days prior to the public hearing at the meeting of the Planning Commission.
H. Extension Of Time:
1. Any applicable time limits for acting on the tentative map application may be extended by mutual written consent of the subdivider and the City, as outlined in Map Act section 66451.1. A waiver of application time limits may be required to permit concurrent processing of related project requests.
2. If an extension of time is requested, such request shall be prepared and submitted on a form prescribed by the Planning Director and shall contain the signature of the Planning Director and subdivider agreeing to a specific extension of time for processing a tentative map.
I. Public Hearing: A public hearing shall be held for all proposed divisions of land. The applicant will provide a list of all property owners as shown on the last equalized assessment roll within three hundred feet (300') of the proposed subdivision. These property owners shall be given notice of such hearing by direct mailing. The public hearing shall be held before any Planning Commission action on the tentative map.
J. Commission Action On Tentative Map:
1. The Planning Commission shall recommend approval, disapproval or approval with conditions of the tentative map to the City Council.
a. The Planning Commission may recommend denial of the tentative map on any grounds contained in the Map Act, General Plan or this Code. The Commission may recommend denial 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 section 65451 of the Map Act;
(2) That the design or improvement of the proposed subdivision is not consistent with applicable General and Specific Plans;
(3) That the site is not physically suitable for the type of development;
(4) That the site is not physically suitable for the proposed density of development;
(5) That 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) That the design of the subdivision or type of improvements is likely to cause serious public health problems;
(7) 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.
2. At the same time, the Commission shall recommend the improvements which will be required under the provision of this Chapter; the dedications, and irrevocable offers of dedication and the form thereof, which will be required under the provisions of the Chapter; and any other requirements or conditions of approval of the map.
3. The Planning Commission may further designate areas within the subdivision to be reserved for future schools, fire stations, libraries, recreational facilities, or other public uses, pursuant to the applicable provisions of the Subdivision Map Act.
K. Recommendation Of The Commission: The recommendation of the Commission, along with any appeal filed by the subdivider or interested person shall be presented to the City Council for final action.
1. A public hearing shall be scheduled by the City Council for consideration of the tentative map within thirty (30) days after the action by the Planning Commission.
2. The City Council shall examine the recommendations of the Planning Commission and consider testimony from the public hearing, and take action to approve, conditionally approve, or deny the tentative map.
3. Time periods specified in subsection K1 of this Section shall commence after certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the requirements of division 13, commencing with section 21000, of the Public Resources Code. (Ord. 527, 8-4-1997)