Chapter 16.24
TENTATIVE MAP
Sections:
16.24.020 Numbers required – Procedure.
16.24.040 Information – Required.
16.24.050 Information – Report may accompany map.
16.24.080 Copies – Quantity required.
16.24.090 Copies – Distribution.
16.24.100 Examination – Departmental reports.
16.24.110 Planning Commission action.
16.24.120 City Council approval.
16.24.130 Denial of land divisions.
16.24.150 Revised tentative maps.
16.24.170 Withdrawal of tentative map.
16.24.010 Required.
Before making any division of land, as defined in Chapter 16.08 LEMC, or real property located in the City, a tentative map shall be prepared in accordance with the Subdivision Map Act and this title. Final survey of streets and lots within the division of land shall not be made nor shall any grading or construction work be done before the tentative map and improvement plans for such work have been approved as required by this title. [Ord. 529 § 4.1, 1973].
16.24.020 Numbers required – Procedure.
A. Subdivisions. The tentative tract number shall be obtained from the County Surveyor’s Office and shall be shown on the tentative map when submitted to the City. All fees to be paid and required procedures to be followed in obtaining the numbers shall be in accordance with the provisions of the Riverside County land division ordinance.
B. Minor Land Divisions. The tentative map number for a minor land division shall be assigned by the Planning Director at the time the tentative map is submitted to the City. [Ord. 529 § 4.2, 1973].
16.24.030 Scale.
Each tentative map shall be drawn to an engineer’s scale, and clearly show the details of the plan thereon. Wherever practicable, such scale shall be one inch to 100 feet or less, and in no case shall the scale be more than one inch to 200 feet. [Ord. 529 § 4.3, 1973].
16.24.040 Information – Required.
The information set out in subsections (A) and (B) of this section shall be delineated on the tentative map except those items as may be determined by the Planning Director as not being pertinent to a particular division of land.
A. Subdivisions. The following information shall be shown:
1. The tract number;
2. Sufficient legal description of the land included on the map to define the boundaries of the tentative map;
3. The name, address, and telephone number of the record owner together with his affidavits consenting to the filing of the tentative map;
4. The name, address, and telephone number of the subdivider together with his affidavits giving his approval of the tentative map as submitted;
5. The name, address, and telephone number of the person who prepared the map;
6. North point, scale, date, and boundary line of the division of land;
7. Locations, names or other designations, widths, approximate centerline curve radii, and approximate grades of all highways, streets, alleys, and pedestrian ways in the proposed land division and also those that are existing and adjoining the proposed land division;
8. The width and approximate locations of all existing or proposed easements for railroads, flood-control channels, public utilities, or other easements or rights-of-way;
9. The names, addresses, and phone numbers of the public utility companies proposing to serve the land division;
10. The lot or parcel layout, the approximate dimensions of each lot or parcel, and a number for each lot or parcel;
11. The approximate location of all areas subject to floodwaters, overflow, or inundation, and the location, width, and direction of flow of all watercourses;
12. The location and outline, to scale, of each building, utility pole, or other structure above ground, noting thereon whether same is to be removed from or is to remain in the development of the division of land. If the structure is to remain and is within 15 feet of a lot or parcel line, such distance is to be shown on the map;
13. A general location map of the area to be divided, showing its relation to adjacent subdivisions; existing main thoroughfares, and other pertinent information;
14. Approximate acreage and the total number of numbered lots or parcels contained within the division of land;
15. Existing use of the property and of the adjoining property immediately surrounding the land division;
16. Existing zoning and proposed zoning;
17. Type of development proposed on the division of land. If the property is proposed to be used for more than one purpose, the area, lot, or lots proposed for each type of use;
18. Proposed method of sewage disposal. A percolation test may be required if proposed sewage disposal involves percolation into the ground;
19. Locations of all streets, easements, pedestrian ways, and other lands, whether for public or private purposes, to be dedicated or offered for dedication;
20. Location of lands intended to be dedicated for park purposes and/or statement as to whether fees are proposed to be paid in lieu therefor;
21. The location of existing wells, water lines, cesspools, sewers, culverts, drainpipes, underground structures, or sand, gravel, or other excavations within the land division and within 200 feet of any portion of the subdivision noting thereon whether or not they are to be abandoned, removed or used;
22. The contour of the land at intervals of not more than two feet if the general slope of the land is less than 10 percent or of not more than five feet if the general slope of land is more than 10 percent. All elevations shall be based on U.S.G.S. datum, or other datum acceptable to the City Engineer. Copies of U.S.G.S. maps are not acceptable;
23. Type of improvements, including but not limited to streets, drainage, water, sewer, grading, utilities, pedestrian ways, streetlights, and tree planting, which are proposed to be installed, and of the time at which such improvements are proposed to be completed;
24. If the water is not to be supplied by the City, the source, name of supplier, quality, and an estimate of available quantity of water and, if to be served by an established mutual water company or an established public utility, a letter shall be furnished to indicate that satisfactory arrangements have been made or can be made for water supply;
25. The drainage areas tributary to the land division and the proposed method of handling the drainage;
26. Copy of proposed protective covenants which are to be recorded;
27. If private streets are proposed, the method by which their maintenance will be accomplished and financed;
28. Proposed generalized grading to show proposed cut and fill slopes;
29. Location of all trees within the division of land having a diameter of four inches and larger;
30. The tentative map for a subdivision shall be prepared by a registered civil engineer or licensed land surveyor.
B. Minor Land Divisions. The information as required in subsections (A)(1) through (20) of this section, as designated to be shown on the tentative map for subdivisions shall be shown on the tentative map for minor land divisions except that the map need not be prepared by a registered engineer or a licensed surveyor.
C. Additional Information. The City Council may require additional information on the tentative map which it determines is necessary to properly consider the proposed land division. [Ord. 529 § 4.4, 1973].
16.24.050 Information – Report may accompany map.
If the material listed in LEMC 16.24.040 cannot all be placed on the tentative map, then a report containing the material shall be submitted with the map. [Ord. 529 § 4.5, 1973].
16.24.060 Final date.
The date of filing a tentative map shall be fixed as the date on which all maps and information required by the Subdivision Map Act and this title have been filed and accepted by the Planning Director and the required fees paid. [Ord. 529 § 4.6, 1973].
16.24.070 Filing fees.
A fee for the examination of the tentative map shall be paid at the time of its filing to be deposited into the general fund. The fee shall be in an amount as shown on a schedule established by resolution of the City Council and shall be nonrefundable. [Ord. 529 § 4.7, 1973].
16.24.080 Copies – Quantity required.
The land divider shall ascertain from the Planning Director the number of copies of the tentative map that are required to be submitted for processing and shall provide same. [Ord. 529 § 4.8, 1973].
16.24.090 Copies – Distribution.
When a tentative map has been properly filed and the land divider has furnished the required number of copies and paid the required fee, the Planning Director shall determine which of the following listed agencies will be affected by the proposed land division and forward to each two copies of the tentative map with a request that they report their recommendations in writing within 20 days to the Planning Commission:
A. City Manager;
B. Planning Commission;
C. City Engineer;
D. Fire Department;
E. Water Department;
F. Parks and Recreation District;
G. California Division of Parks and Recreation;
H. County Planning Commission;
I. County Surveyor;
J. County Flood Control and Water Conservation District;
K. County Health Officer;
L. School district in which the proposed division of land is located;
M. California Department of Transportation;
N. California Division of Real Estate;
O. Santa Ana or San Diego Regional Water Quality Control Board;
P. Elsinore Valley municipal water district;
Q. Lake Elsinore water district;
R. Southern California Gas Company;
S. Southern California Edison Company;
T. General Telephone Company;
U. Any other municipality, public agency, or officer entitled thereto or having an interest in the proposed division of land. [Ord. 529 § 4.9, 1973].
16.24.100 Examination – Departmental reports.
Upon receipt of a copy of a tentative map, each officer, department, municipality, district, or agency to whom the same has been transmitted may examine such map to ascertain if the land division proposed thereon conforms to the requirements coming within the authoritative scope of such department, and within 20 days after the receipt thereof make a written report to the Planning Commission. If the department to whom the map is referred does not report on such tentative map within the allotted time, the Planning Commission shall deem this to imply approval of the map without recommendations or conditions unless requested by the department for an additional 10-day period. [Ord. 529 § 4.10, 1973].
16.24.105 Public hearing.
A. A public hearing shall be held by the Planning Commission and the City Council at the time the tentative map is considered by each body.
B. Notice of the time, place and purpose of public hearings held by either the Planning Commission or the City Council shall be given in the manner provided by LEMC 17.410.080 concerning notices with respect to zoning matters, or by any other method reasonably calculated to provide actual notice of the hearing.
C. Failure to receive the notice shall not invalidate any action taken pursuant to this title. [Ord. 670 § 1, 1983].
16.24.110 Planning Commission action.
At its regular meeting within 50 days after the date of filing, the Planning Commission shall act on the tentative map and shall either recommend approval, recommend conditional approval, or recommend denial.
An official copy of the Planning Commission’s action shall be filed with the City Council and a copy shall be transmitted to the land divider. The time limit for acting and reporting on a tentative map may be extended upon mutual consent of the land divider and the Planning Commission. [Ord. 529 § 4.11, 1973].
16.24.120 City Council approval.
At its next succeeding regular meeting, after receipt of the Planning Commission action, the City Council shall act on the tentative map and shall either approve, conditionally approve, or disapprove it.
An official copy of the City Council’s action shall be filed with the tentative map and shall be reported directly to the land divider and to the Real Estate Commission of the State.
The time limit for acting and reporting on a tentative map may be extended upon mutual consent of the land divider and the City Council. [Ord. 529 § 4.12, 1973].
16.24.130 Denial of land divisions.
A land division shall be denied by the City Council if it does not meet all of the requirements of this title, or if the City Council makes any of the following findings:
A. That the proposed division of land is not consistent with applicable general and specific plans;
B. That the design or improvement of the proposed division of land is not consistent with applicable general and specific plans;
C. That the site of the proposed division of land is not physically suitable for the proposed density of the development;
D. That the design of the proposed division of land or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
E. That the design of the proposed division of land or the type of improvements are likely to cause serious public health problems;
F. That the design of the proposed division of land 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 division of land. The City Council may approve a division of land if it finds that alternative easements for access or for use will be provided, and that they will be subsequently equivalent to ones previously acquired by the public. This section shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction. [Ord. 529 § 4.13, 1973].
16.24.140 Modifications.
When modifications in the tentative design are conditions of approval of a tentative map, the City Council may require the land divider to submit, prior to the submission of the final map, copies of the tentative map, as modified, to the City Council for approval. [Ord. 529 § 4.14, 1973].
16.24.150 Revised tentative maps.
Any revised tentative map or portion thereof shall comply with the requirements in effect at the time such revised map is considered by the City Council. Such revised tentative map or portion thereof shall show all the information and requirements of this title insofar as any changes that may have been made on the map. The approval or conditional approval by the City Council of any revised tentative map shall not be construed as extending the time within which the final map shall be filed unless such time extension is specifically granted by the City Council. [Ord. 529 § 4.15, 1973].
16.24.160 Time extension.
A. Subdivision. The approval of a tentative subdivision map shall expire after 24 months, unless within that period of time a final map has been filed with the County Recorder, or the land divider has applied for an extension for a period or periods not exceeding 36 months.
B. Minor Land Division (Parcel Map). The approval of a tentative minor land division map shall expire after 24 months, unless within that period of time a final map has been filed with the County Recorder, or the land divider has applied for an extension for a period or periods not exceeding 36 months.
C. Conformance with Latest Requirements. The City Council may require that the land division conform to the applicable latest requirements in effect at the time an extension is granted.
D. Application. The land divider shall make written application to the City Council and pay the required fee for extension of a tentative map not less than 30 days prior to the expiration date thereof. [Ord. 669 §§ 1, 2, 1983; Ord. 638 § 1, 1982; Ord. 529 § 4.16, 1973].
16.24.170 Withdrawal of tentative map.
Any subdivider or record owner of property, upon which a tentative map has been filed, may withdraw such map at any time prior to the recordation thereof. Notice of such withdrawal shall be made in writing to the City Council. No refund in filing fees for any such map withdrawn shall be made. [Ord. 529 § 4.17, 1973].