The following procedures shall be followed for divisions of land which constitute subdivisions, as defined herein:
(A) (1) A preliminary map shall be prepared for the total area of any proposed subdivision.
(2) The dimensions, scale and content of the preliminary map shall show in reasonable detail the following:
(a) Street and lot pattern uses proposed;
(b) Topography and drainage, watercourses, water features, areas subject to inundation or flooding;
(c) Geology, soil types, vegetation;
(d) Proposed water supply, sewerage, fire protection;
(e) Proposed street sections and improvements; and
(f) Other features required to adequately represent a comprehensive total development plan.
(B) (1) A preliminary map, when in acceptable form, shall be submitted to the Committee for action, and within five days thereafter the Committee shall meet to consider the map. Within ten days thereafter, the Committee shall prepare a report on the map and transmit a copy to the subdivider.
(2) The Technical Advisory Committee, subject to all other provisions hereof, may accept a tentative map as a preliminary map or a preliminary map as a tentative map.
(C) (1) Tentative maps shall be 18 inches by 26 inches in size and to a scale of not less than 1 inch equals 100 feet unless otherwise approved by the Technical Advisory Committee if an alternate size or scale will permit presentation of map data of acceptable completeness and clarity.
(2) The following information shall be shown on each tentative map, except for any information which the Committee determines is not necessary to be shown on any particular tentative map:
(a) A site location sketch indicating the location of the property to be divided in relation to the surrounding area or region;
(b) A tract number issued by the County Surveyor, date, north arrow, scale and sufficient description to define the location and boundaries of the proposed tract;
(c) Name and address of record owner of the property to be divided and statement of authorization to subdivide;
(d) Name and address of the subdivider;
(e) Name, business address and number of the registered civil engineer or licensed surveyor, who prepared the map;
(f) The locations, names or other approved identification, widths, approximate grade and curve radii of all streets, highways and ways within the property and immediate vicinity;
(g) Contour lines having the following intervals: two feet for ground slopes between level and 5% and five feet for ground slopes exceeding 5%; (Elevations shall be based upon sea level datum.)
(h) The location, character and identification of all existing and proposed public utility facilities on the property or on adjoining properties and on contiguous streets and approximate widths, locations and identifications of all existing or proposed easements;
(i) Approximate lot lay-out and approximate dimensions of each lot; (Each lot shall be numbered and proposed setbacks shall be shown.)
(j) Preliminary grading plan designed to control erosion, sedimentation or damage to off- site property;
(k) The outline of any existing buildings, identification of those to remain in place and their locations in relation to existing or proposed streets;
(l) Approximate location and species of trees or groups of trees on the property and general identification of those to be removed;
(m) Approximate location of existing and proposed water control features, all areas which are subject to inundation or storm water overflow, the location, width and direction of flow of all watercourses, bodies of water and proposed public access to public waterway, river or stream as provided for in the Subdivision Map Act, as last amended;
(n) Approximate locations of existing wells, springs and sewage disposal systems and of test wells, percolation test holes and staked or flagged reference points for use by appropriate public agencies for field check purposes;
(o) The location, identification and description of known or found survey monuments on or adjacent to the sites; and
(p) The names of owners of adjacent properties.
(3) The following statements shall either appear on the tentative map or shall be submitted in written form with the map, except for any of the following items which the Committee determines are not necessary to be filed with any particular tentative map:
(a) Existing use of the property;
(b) Proposed use of the property; and (If the property is proposed to be used for more than one purpose, the area, lots or lot proposed for each type of use shall be described in a statement and shown on the tentative map.)
(c) Descriptive information on the following:
1. Proposed drainage channel changes and flood control measures;
2. Proposed domestic water supply and sewage disposal systems;
3. Proposed street, surface drainage, grading, fire protection and other improvements, with descriptive drawings where appropriate; and
4. Proposed utility service for electrical, gas and communication systems, including the name and address of serving utility company or agency.
(4) The following documents shall be submitted with each tentative map, except for any of the items which the committee determines are not necessary to be filed with any particular tentative map:
(a) A copy of any condition or any restrictive reservations or covenants, existing or proposed;
(b) A letter setting forth and describing the reasons for any requested exceptions to provisions of this chapter, and an application for any requested rezoning, use permit or variance which may be necessary to permit proposed uses of land and structures; and
(c) Either a statement by a soils engineer as to the feasibility of the proposed land development in relation to the geologic and soil characteristics, or a preliminary geologic and soil report based upon adequate test borings or excavations.
(5) The City Engineer may, on the basis of the statement or preliminary geologic and soil report, require a soil investigation of any or all lots; or he or she may, on the basis of the statement, waive the requirement for a preliminary geologic and soil report and/or soil investigation when, based on knowledge of the quality of soils on the site, he or she determines that no the report or investigation is necessary.
(D) (1) Twenty-three prints of the tentative map of a proposed subdivision and of the subdivider’s statement shall be submitted to the City Planner, together with required documents and filing fee, at least 20 days prior to the date of the Planning Commission meeting at which action thereon is desired.
(2) Upon the submittal of a tentative map and accompanying documents, the City Planner shall either direct the transmittal of, or shall transmit copies of the map and related documents to the following: City Clerk, City Attorney, Director of Public Works, Health Department, Recreation Department, Fire Department, County Planning Commission, County Assessor, District Superintendent of Schools, State Real Estate Commission, State Division of Highways, utility companies and other officials or agencies as the City Planner may determine have an interest therein.
(3) Each department, official or agency receiving a tentative map and related documents shall, within ten days of receipt, report in writing through the Committee to the Planning Commission stating whether or not the map and documents are in conformity with the standards and regulations of this chapter and other applicable provisions of law and with the standards and requirements of any agency, or what measures will be necessary to accomplish the conformity. A copy of each written report shall be mailed or otherwise delivered to the subdivider prior to Planning Commission action on the tentative map.
(4) Upon receipt of the reports, the City Planner shall review the map and the statements and documents submitted with it and within five days shall call a meeting of the Technical Advisory Committee to discuss the proposed subdivision with the subdivider and to indicate any actions necessary to make the map acceptable for filing, or to accept the map as being officially filed.
(5) A tentative map shall be considered officially filed, and shall be so endorsed and dated, at the time as the map and all related notations, statements and reports required by this chapter have been submitted to, processed and found to be in complete and proper form by the Committee and all required fees have been paid.
(6) Within ten days from the date of official filing of a tentative map, the Technical Advisory Committee shall prepare a report thereon and the City Planner shall place the item for consideration of the map on the agenda of the next Planning Commission meeting.
(7) A copy of the report shall be mailed or delivered to the subdivider at least seven days prior to any hearing or action on the map.
(E) (1) The Planning Commission shall consider each tentative map and accompanying statements and documents, and the Technical Advisory Committee report and related department and agency reports, to determine whether the map is in conformity with the provisions of law and this chapter, with adopted general plan and specific plan standards and proposals, and with good planning and engineering practice.
(2) The Planning Commission shall consider also measures as will promote and protect the public health, safety, comfort, convenience and general welfare, and the natural scenic values and other assets and conditions making for excellence of residential, commercial, industrial, recreational and other developments.
(3) The Planning Commission may require that sites necessary for public purposes be provided or reserved or that fees for the purposes be paid, as follows:
(a) Parks and recreation sites: one acre per 100 lots or a fee per lot, as specified in the land division standards, when in conformity with provisions of the Subdivision Map Act as last amended.
(b) Public schools, elementary and secondary: as provided by the Subdivision Map Act as last amended.
(c) Water, sewer, solid waste disposal and drainage facility sites and easements: as required to properly serve individual subdivisions and to conform to area plans.
(d) Public sites for fire stations, libraries and other public uses and services: as may be negotiated by public agencies and the subdivider.
(e) Public access to public waterway, river or stream: public access shall be provided within the proposed subdivision by fee or easement as provided for in the Subdivision Map Act, as last amended.
(4) The Planning Commission may require a waiver of rights of direct access to any existing or proposed street or highway.
(5) The Planning Commission may refuse to approve a tentative map when it finds that:
(a) The only practical use of the property included on the map is use prohibited by law, or that the tentative map or the subdivision plan proposed is not in conformity with this chapter, the Subdivision Map Act or other applicable provisions of law or general plan or specific plans.
(b) The Health Officer report indicates that the property is or will become unhealthful or unfit for human habitation or occupancy if developed as proposed.
(c) The City Engineer report indicates that the property is hazardous for development or habitation because of flooding or inundation, adverse soil or geologic conditions or other conditions adverse to the public health, safety or general welfare.
(F) (1) Within 50 days of the date on which a tentative map is officially filed and dated in the Office of the City Planner, and unless the time limit has been extended by mutual consent of the subdivider and the Planning Commission, the Planning Commission shall, upon the basis of considerations and findings as set forth herein, either recommend approval, conditional approval or disapproval of the tentative map. The recommendation shall, within ten days, be reported in writing to the City Council and the subdivider.
(2) Within 20 days of receipt of the Planning Commission recommendation, the City Council shall approve, conditionally approve or disapprove the tentative map, and, within ten days of the action, shall give written notice thereof to the Planning Commission and subdivider.
(3) Action on a tentative map by the City Council shall be final.
(4) Following approval of a tentative map, the subdivider shall proceed to fulfill all conditions to the approval, and shall cause to be prepared and submitted to the City Engineer the plans, specifications and other information related to subdivision improvements in accordance with the land division standards.
(5) No work on any permanent structure or on any subdivision improvements on any subdivision site shall be commenced without the approval and authorization of the City Engineer and no work on the site which is in conflict with the approved tentative map shall be permitted.
(G) (1) Within 24 months after approval or conditional approval of the tentative map or maps, the subdivider may cause the subdivision, or any part thereof, to be surveyed and a final map to be prepared in accordance with the tentative map as approved.
(2) (a) Upon application of the subdivider prior to the expiration of the 24-month period, an extension not exceeding two years may be granted by the Planning Commission. If the Planning Commission denies the subdivider’s application for extension, the subdivider may appeal to the City Council within 15 days. The action of the City Council shall be final.
(b) One additional application for extension may be submitted prior to the expiration of the original two-year extension. This extension, not to exceed two years, may be granted by the Planning Commission. The total combined extension time shall not exceed four years.
(3) (a) The expiration of the approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included within the tentative map shall be filed without first processing a new tentative map.
(b) The time limits imposed herein are subject to certain exceptions set forth in California Government Code § 66452.6, which include any development moratorium imposed after approval of the tentative map or any period of time during which a lawsuit has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of a tentative map if a stay of time period is approved by the Planning Commission.
(4) The subdivider shall submit to the City Planner, in complete and approvable form, the following:
(a) Ten legible prints of the final map, together with the original tracing and a reproducible copy;
(b) Subdivision improvement plans and plan, map and field checking fees, as provided in the land division standards;
(c) Traverse sheets showing closures and computation of all distances, angles and courses shown on the final map, ties to existing and proposed monuments and adjacent subdivisions, street centerlines and highway stations; (The traverse of the exterior boundaries of the tract and of lots and blocks shall close within a limit of error of one in 5,000.)
(d) Design calculations as required in the land division standards;
(e) A certificate from the County Assessor regarding liens for unpaid taxes, a tax bond if required and a guarantee of title issued by a title company for the benefit and protection of the city;
(f) An instrument restricting vehicular traffic over the side lines of any road or highway, when and if the same is required;
(g) A geologic and soil report or a soil investigation report by a soils engineer in the form prescribed by the City Engineer unless this requirement is waived in writing by the City Engineer; and
(h) Improvement bonds, subdivision agreements and other documents as are required by this chapter and the land division standards.
(H) The final subdivision map shall conform to all of the following provisions:
(1) It shall be clearly and legibly drawn in black waterproof India ink upon good tracing cloth or other material approved by the County Recorder and shall include certificates as required by the Subdivision Map Act and this chapter.
(2) The size of each sheet shall be 18 inches by 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The particular number of the sheet and the total number of sheets comprising the map, the tract number, title or other designation shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. The tract designation, all drawings, affidavits, acknowledgments, endorsements, offers and acceptances of dedication and notarial seals shall be within the marginal lines. The first sheet of the map shall contain all affidavits, acknowledgments, endorsements, offers and acceptances of dedication and notarial certificates, and no signed certificates shall appear on any other sheet of the map, nor shall any portion of the map appear on the sheet containing the certificates. The scale of the final map shall be 1 inch equals 100 feet or 1 inch equals 50 feet unless otherwise permitted by the City Planner, but in any case the map shall show clearly all the details of the subdivision.
(3) The title sheet of the final map shall contain the tract number and designation and other descriptive matter as mar be necessary. Below the tract designation shall appear a subtitle consisting of a general description of all the property being subdivided by reference to recorded deeds or to maps which have been previously recorded or by reference to the plat of a United States survey. Reference to tracts and subdivisions in the description must be worded identically with original records and references to book and page of record must be complete. The basis of bearing for the survey shall be clearly noted.
(4) The final map shall particularly define and designate all lots or parcels, including those reserved for private purposes, all parcels offered for dedication for any purpose, with all dimensions, boundaries and courses clearly shown and defined in every case. No ditto marks shall be used. Parcels offered for dedication but not accepted shall be designated by letter.
(5) The map shall show clearly what stakes, monuments or other evidences were found on the ground to determine the boundaries of the tract, and the names of owners of adjoining properties.
(6) The map shall show all information, data and monuments necessary to locate and retrace any and all exterior boundary lines, and lot and block lines. It shall also show bearings and distances of straight lines and radii, central angle and are length for all curves and information as may be necessary to determine the location of the centers of curves, bearings and tangent distances and radii, central angle and arc lengths of all lots. Where streets intersect on curves, center line lengths, radii and deltas and center line intersection points shall be shown.
(7) The map shall show chord lengths at the setback line on lots located on or having side lines at angles other than 90°.
(8) Wherever the City Engineer has established the center of a street or alley, the data shall be shown on the final map, indicating all monuments found and making reference to a field book or map. If the points were reset by ties, the fact shall be stated.
(9) The map shall show the line of extreme high water in case the subdivision is adjacent to a stream, channel or subject to periodic inundation by water.
(10) The boundary of the tract shall be designated by one-sixteenth inch solid colored border applied on the reverse side of the tracing and outside the boundary line. The border shall not obliterate figures or other data.
(11) Block designations shall be used and lots shall be numbered consecutively in each block, with no omissions or duplications.
(12) The total width of all street rights of was shall be shown, as well as the widths of rights-of- way for flood control or drainage channels and other rights-of-way.
(13) The map shall show all easements of record and easements to be recorded. If any easement is not definitely located of record, a statement of the easement must appear on the title sheet. Easements for storm drains, sewers, public utilities and other purposes shall be clearly defined. Distances and bearings on the side lines of lots which are cut by an easement must be so shown that the map swill indicate clearly the actual length of the lot lines. The width of the easement and the lengths and bearings of the lines thereof and sufficient ties thereto to definitely locate the easement with respect to the subdivision must be shown.
(14) In order to avoid duplication, names to be used for new streets shall be subject to the approval of the Planning Commission. If any designations be numbers, then they shall be spelled out completely, using hyphens in such forms as “Twenty-third Street.” The word “avenue,” “boulevard,” “place” and the like shall be spelled out in full. Names of newly dedicated portions of streets shall be shown in or arrowed to the dedicated portion.
(I) (1) When the City Engineer finds that all requirements for submittal of a final subdivision map have been complied with, he or she shall date and sign his or her file copy to that effect, and notify the subdivider and/or his or her engineer and the Technical Advisory Committee that the map has been filed. Within five days of the date of filing, the Committee may meet to review the map and submit comments thereon to the City Engineer.
(2) (a) Within 20 days of the date of filing and when the map is complete and in order, the City Engineer shall submit the map, and all related bond and agreement forms and other documents, to the City Council. Should the Committee or the City Engineer find that the map is not in substantial conformity with the tentative map, the City Engineer shall submit the map to the Planning Commission for their recommendation to the City Council.
(b) Following Council approval, the City Engineer shall sign the certificate on the original tracing.
(3) Following approval of the map and related documents by the City Council, the City Clerk shall submit the map to the County Clerk for filing.
(`61 Code, §20.4) (Ord. 505, passed 7-21-1970; Am. Ord. 572, passed 4-5-1976; Am. Ord. 683, passed 3-2-1982; Am. Ord. 1051, passed 1-15-2019)