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Redlands, CA Code of Ordinances
CITY CODE of REDLANDS, CALIFORNIA
ORDINANCES PENDING REVIEW FOR CODIFICATION
TITLE 1 GENERAL PROVISIONS
TITLE 2 ADMINISTRATION AND PERSONNEL
TITLE 3 REVENUE AND FINANCE
TITLE 4 RESERVED
TITLE 5 BUSINESS TAXES, LICENSES AND REGULATIONS
TITLE 6 ANIMALS
TITLE 7 RESERVED
TITLE 8 HEALTH AND SAFETY
TITLE 9 PUBLIC PEACE AND WELFARE
TITLE 10 VEHICLES AND TRAFFIC
TITLE 11 RESERVED
TITLE 12 STREETS, SIDEWALKS AND PUBLIC PLACES
TITLE 13 PUBLIC SERVICES
TITLE 14 RESERVED
TITLE 15 BUILDINGS AND CONSTRUCTION
TITLE 16 GENERAL PLAN
TITLE 17 SUBDIVISION REGULATIONS
TITLE 18 ZONING REGULATIONS
TITLE 19 GROWTH MANAGEMENT
CHAPTER 17.07
TENTATIVE SUBDIVISION MAPS; FIVE OR MORE PARCELS
SECTION:
17.07.010: General
17.07.020: Form And Contents
17.07.030: Accompanying Data And Reports
17.07.040: Geotechnical Reports
17.07.050: Street Names
17.07.060: Department Review
17.07.070: Planning Commission Action
17.07.080: City Council Review
17.07.090: Extension Of Time For Planning Commission Or City Council Action
17.07.100: Appeals Of Planning Commission Action
17.07.110: Expiration
17.07.120: Extensions
17.07.130: Amendments To Approved Or Conditionally Tentative Map
17.07.010: GENERAL:
The form and contents, submittal, and approval of tentative maps for five (5) or more parcels shall be governed by the provisions of this title. (Ord. 2481 § 1, 2002)
17.07.020: FORM AND CONTENTS:
The tentative map shall be prepared in a manner acceptable to the department and shall be prepared by a registered civil engineer or licensed land surveyor. The tentative map shall be clearly and legibly drawn and shall contain not less than the following:
   A.   A title which shall contain the subdivision number, subdivision name and type of subdivision.
   B.   Name and address of legal owner, subdivider and person preparing the map, including registration or license number.
   C.   Sufficient legal description to define the boundary of the proposed subdivision.
   D.   The names and numbers of adjacent subdivisions and names of owners of adjacent land.
   E.   Date, north arrow, scale, contour interval and source and date of existing contours.
   F.   A statement of present zoning and of existing and proposed uses of the property as well as any proposed zoning changes, whether immediate or future.
   G.   A vicinity map showing roads, adjoining subdivisions, creeks, railroads and other data sufficient to locate the proposed subdivision and show its relation to the community.
   H.   Existing topography of the proposed site and at least one hundred feet (100') beyond its boundary, including, but not limited to:
      1.   Existing contours at two foot (2') intervals if the existing ground slope is less than ten percent (10%) and at not less than five foot (5') intervals for existing ground slopes equal or greater than ten percent (10%). Contour intervals shall not be spread more than one hundred fifty feet (150') apart. Existing contours shall be represented by dashed lines or by screened lines.
      2.   Type, circumference and drip line of existing trees with a trunk diameter of four inches (4") or more. Any trees proposed to be removed shall be so indicated.
      3.   The location and outline of existing structures identified by type. Structures to be removed shall be so marked.
      4.   The approximate location of all areas of potential storm water overflow; the location, width and direction of flow of each watercourse; and the flood zone designation as indicated on the flood insurance rate map ("FIRM").
      5.   The location, pavement and right of way width, grade and name of existing streets or highways.
      6.   The widths, location and identity of all existing easements.
      7.   The location and size of existing sanitary sewers, fire hydrants, water mains and storm drains. The approximate slope of existing sewers and storm drains shall be indicated. The location of existing overhead utility lines on peripheral streets shall be indicated.
      8.   Proposed improvements to be shown shall include, but not be limited to:
         a.   The location, grade, centerline radius and arc length of curves, pavement, right of way width and name of all streets. Typical sections of all streets shall be shown. Proposed private streets shall be clearly indicated.
         b.   The location and radius of all curb returns and culs-de-sac.
         c.   The location, width and purpose of all easements.
         d.   The angle of intersecting streets if such angle deviates from a right angle by more than four degrees (4°).
         e.   The approximate lot layout and the approximate dimensions of each lot and each building site. Engineering data shall show the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, the top and toe of cut and fill slopes to scale, the number of each lot, and the elevation of adjacent parcels.
         f.   Proposed contours at two foot (2') intervals shall be shown if the proposed ground slope is less than ten percent (10%) and not at less than five foot (5') intervals for proposed ground slopes of ten percent (10%) or more. A separate grading plan may be submitted.
         g.   Proposed recreation sites, trails and parks for private or public use.
         h.   Proposed common areas and areas to be dedicated to public open space.
         i.   The location and size of sanitary sewers, fire hydrants, water mains and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated. The proposed routing of storm water runoff generated by a 100-year flood shall also be indicated.
         j.   A statement as to the intention of the subdivider in regard to slope planting and erosion control.
         k.   The name or names of any geologist or soils engineer whose services were required in the preparation of the design of the tentative map.
         l.   The size of each sheet shall be eighteen inches by twenty six inches (18" x 26"). A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch (1"). The scale of the map shall be not less than one inch equals one hundred feet (1" = 100') or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. When four (4) or more sheets including the certificate sheet are used, a key sheet shall be included. All printing or lettering on the map shall be of one-eighth inch (1/8") minimum height and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings.
   I.   If the subdivider plans to develop the site in units or phases, the proposed units or phases and their proposed sequence of construction shall be shown.
   J.   The subdivider shall specify any deviation from city standards and the justification for such deviation.
   K.   Upon the written request of the subdivider, the department may waive any of the above tentative map requirements if the department determines that the type of subdivision does not justify compliance with these requirements, or if the department determines that other circumstances justify a waiver. The department may require other drawings, data or information as deemed necessary by the department to accomplish the purposes of the subdivision map act and this title. (Ord. 2481 § 1, 2002)
17.07.030: ACCOMPANYING DATA AND REPORTS:
The tentative map shall be accompanied by the following data and reports:
   A.   Street Names: A list of proposed street names for any unnamed street or alley for review by the city engineer; except in the case of tentative maps for condominium conversions.
   B.   Soils Report: A preliminary soils report prepared in accordance with the provisions of the uniform building code. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the soils report accompanying the final map shall contain an investigation of each lot within the subdivision.
   C.   Title Report: A preliminary title report, acceptable to the department, showing the legal owners at the time of filing the tentative map.
   D.   Environmental Review: Information shall be submitted as required by the department to allow a determination on environmental review to be made in accordance with CEQA. The subdivider shall deposit and pay all fees as may be required for the preparation and processing of environmental review documents.
   E.   Preliminary Engineering Calculations: Information shall be submitted as required by the standard engineering specifications to demonstrate the adequacy of the design of the proposed improvements. Such information shall include design parameters and engineering calculations.
   F.   Phasing: If the subdivider plans to file multiple final maps on the tentative map, he shall submit a written notice to that effect to the community development director.
   G.   Other Reports: Any other data or reports deemed necessary by the department.
   H.   Drainage Study: Information shall be submitted prepared by a registered civil engineer showing the amount of water coming through, and generated by, the project and describing how these flows will be handled on site and downstream. (Ord. 2481 § 1, 2002)
17.07.040: GEOTECHNICAL REPORTS:
   A.   Three (3) copies of a preliminary engineering soils report and engineering geology report, prepared by a civil engineer and engineering geologist registered in the state and based upon adequate borings, shall be submitted to the city building official for subdivisions of five (5) or more parcels. The city building official may require that such reports be submitted for subdivisions of four (4) or less parcels.
   B.   A preliminary soils and/or geology report may be waived by the city building official provided the city building official finds that, due to the knowledge the city has as to the soil and geologic conditions in the subdivision, no preliminary analysis is necessary. Such knowledge would include the nature, distribution and strength of the existing soils, and the necessary grading procedures and design criteria for corrective measures, and the geology of the site and the effect of geologic conditions on the proposed development.
   C.   If the city has knowledge of, or the preliminary soils and geology reports indicate, the presence of soil or geologic conditions which, if corrective measures are not taken, could lead to structural defects, a soils and/or geologic investigation of each lot in the subdivision may be required by the city building official. Such soils and/or geologic investigation shall be done by a civil engineer and/or geologist registered in the state who shall recommend regarding the adequacy of the sites to be developed by the proposed grading and the effect of the soil or geologic conditions on the proposed development. The city may approve the subdivision, or portion thereof, where soils or geologic problems exist if the city determines that the recommended actions provide for procedures and design criteria for corrective measures as necessary covering the structures and adequacy of the sites to be developed by the proposed grading. A condition of the issuance of any building permit may require that the approved recommended action be incorporated in the grading plans and/or specifications and, if necessary, the plans and specifications for the construction of each structure.
   D.   Where preliminary soils and/or geology reports are prepared, final reports shall be submitted prior to the acceptance of the improvements or the release of occupancy permits indicating the specific actions taken pursuant to the preliminary report recommendations. Such reports shall have sufficient field data submitted to indicate full compliance with the preliminary or subsequent progress report recommendations as they were applied to specific areas or improvements.
   E.   Geotechnical reports must also comply with applicable city administrative policies and standards. (Ord. 2481 § 1, 2002)
17.07.050: STREET NAMES:
Each street which is to be dedicated which is a continuation of, or approximately the continuation of, any existing dedicated street shall be shown on the tentative map and shall be given the same name as such existing street. The proposed name of each other street shown on the tentative map shall be submitted to the city for approval in accordance with current city street naming policies prepared by the public works department. The approved street name shall be shown on the tentative map. (Ord. 2481 § 1, 2002)
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