Chapter 16.15 PARCEL MAP SUBDIVISIONS (FOUR OR FEWER PARCELS)

The tentative parcel map shall be prepared by a registered civil engineer or licensed land surveyor. The Planning Department may waive the foregoing requirement upon finding that the location or nature of the proposed minor subdivision is such as not to necessitate compliance with this provision, and that such waiver would not be inconsistent with the purpose of this title. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.1, 1968.]

16.15.020 Form.

The tentative map shall be clearly and legibly drawn (minimum size 18 inches by 26 inches) on one sheet. The scale shall be approved by the City Engineer and all lettering shall be one-eighth inch minimum in height. The final form shall be approved by the City Engineer. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.2, 1968.]

16.15.030 Content.

The tentative map shall show the following information:

(1) Name and address of legal owner, subdivider, the person preparing the map (including registration number), and contiguous owners.

(2) Assessor’s parcel number.

(3) Date prepared, north arrow, scale and contour interval.

(4) Existing and proposed land use of all parcels and remainders.

(5) Title.

(6) A vicinity map, sufficient to show the relation to the local community.

(7) Existing topography of the site and at least 100 feet from its boundary, including but not limited to:

(a) Existing contours at two-foot intervals, if the existing ground slope is less than 10 percent and not less than five-foot intervals for existing ground slopes greater than or equal to 10 percent. Existing contours shall be represented by screened or dashed lines;

(b) Type, circumference, and dripline of existing trees proposed to be removed shall be so indicated;

(c) The approximate location and outline of existing structures identified by type. Structures to be removed shall be so marked;

(d) The location, width, and direction of flow of each watercourse;

(e) The location, pavement, right-of-way width, grade and name of existing streets or highways;

(f) Location and type of street improvements;

(g) The location, size, and slope of existing storm drains. The location of existing overhead utility lines on peripheral streets;

(h) The location, width, and identity of existing easements.

(8) Any improvements proposed by the owner shall be shown.

(9) If the site is to be graded, proposed contours shall be shown or an approved grading plan shall be submitted.

(10) The proposed lot layout and lot areas.

(11) Proposed easements or rights-of-way.

(12) The source and date of existing contours.

The Planning Department may waive any of the foregoing requirements upon finding that the location or nature of the proposed minor subdivision is such as not to necessitate compliance with these requirements, or may require additional information as deemed necessary. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.3, 1968.]

16.15.040 Accompanying data and reports.

The tentative map shall be accompanied by the following data or reports:

(1) Title Report. A report of title showing the current vested owner, prepared within 60 days prior to the filing of the tentative map.

(2) Engineering Geology Report. Should the subdivision lie within an area of low or moderate slope stability, as shown on maps on file with the Planning Department, a preliminary engineering geology report prepared in accordance with guidelines established by the Planning Department shall be provided. If such preliminary report indicates the presence of geologic hazards which, if not corrected, would lead to structural defects, an engineering geology report shall accompany the parcel map and shall contain an investigation of each lot within the subdivision.

(3) Environmental Assessment. The tentative map shall not be deemed complete until the subdivision is found exempt or an initial study is prepared by the Planning Department in accordance with the provisions of the California Environmental Quality Act. The subdivider shall provide such data and information and pay such fees as may be required for the preparation and processing of environmental review documents. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.4, 1968.]

16.15.050 Submittal to Planning Department.

The tentative map shall be considered for filing only when such map conforms to RDMC 16.15.020 and 16.15.030 and when all accompanying data or reports, as required by RDMC 16.15.040, have been submitted and accepted by the Planning Department.

The subdivider shall file with the Planning Department the number of tentative maps the City Planner may deem necessary. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.5, 1968.]

16.15.060 Review and notice of public hearing.

The tentative parcel map shall be reviewed by the Planning Department for compliance to all applicable City ordinances and the State Subdivision Map Act. Upon completion of review and upon receipt of a valid application for the tentative parcel map, the secretary of the Planning Commission shall set the matter for public hearing. The Planning Commission shall conduct a public hearing after giving notice pursuant to RDMC 16.10.080(1). [Ord. 165 § 1, 1982; Ord. 60 § 1.601.6, 1968.]

16.15.070 Action by the Planning Commission.

Upon completion of the public hearing, the Planning Commission shall approve, conditionally approve or deny the tentative parcel map. If the map is approved, it shall be signed and dated by the secretary of the Planning Commission. A letter of action taken, along with any conditions imposed, shall be sent to the subdivider and engineer. If the subdivision is denied, the subdivider shall be so notified in writing with a statement for the reasons of denial. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.7, 1968.]

16.15.080 Approval.

In approving or conditionally approving the tentative parcel map, the Planning Commission shall find that the proposed subdivision, together with its provisions for its design and improvements, is consistent with the applicable provisions of the Rio Dell general plan.

The Planning Commission may modify or delete any of the conditions of approval recommended in Planning Department’s report, except conditions required by City ordinance or by the City Engineer, related to public health and safety or standards approved by the City Engineer, or add additional requirements as a condition of its approval.

If no action is taken by the Planning Commission within 50 days after the tentative map has been accepted for filing, the tentative map as filed shall be deemed to be approved, insofar as it complies with other applicable provisions of the State Subdivision Map Act, this title or other City ordinances, and it shall be the duty of the City Clerk to certify the approval.

The Planning Commission shall comply with the time periods referred to in Section 21151.5 of the Public Resources Code, within the time limits set forth in this section. However, if an environmental impact report is prepared for the tentative map, the 50-day period specified in this section shall not be applicable and the Planning Commission shall render its decision on the tentative map within 45 days after certification of the environmental impact report. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.8, 1968.]

16.15.090 Denial.

The tentative parcel map may be denied for any reason provided by City ordinances, resolutions, or the State Subdivision Map Act. The Planning Commission shall deny approval of the tentative parcel map if the Commission makes any of the findings contained in RDMC 16.10.080(3). [Ord. 165 § 1, 1982; Ord. 60 § 1.601.9, 1968.]

16.15.100 Conditions of approval.

In approving the tentative parcel map, the Planning Commission may impose as conditions of filing a parcel map any or all but not limited to the following requirements:

(1) Frontage improvements.

(2) On-site improvements.

(3) Off-site improvements.

(4) Dedications.

(5) Applicable fees.

(6) A soils and/or engineering geology report.

These requirements shall be in accordance with the provisions of this title. The subdivider or the engineer shall be notified in writing of all the conditions imposed. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.10, 1968.]

16.15.110 Extension of time for Planning Commission approval.

The time limit set forth above for acting on the tentative parcel map may be extended by mutual consent of the subdivider and the Planning Commission. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.11, 1968.]

16.15.120 Appeal of Planning Commission action.

The subdivider or any interested person adversely affected by the decision of the Planning Commission may file a complaint with the City Council concerning such decision. Appeals shall be in accordance with the provisions of RDMC 16.10.090. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.12, 1968.]

16.15.130 Expiration and extensions.

(1) Expiration. Expiration of an approved tentative map shall be as provided by this section and the Subdivision Map Act. The approval or conditional approval of the tentative parcel map shall expire 24 months from the date of its approval.

The expiration of the approved or conditionally approved tentative parcel map shall terminate all proceedings and no parcel map of all or any portion of the real property included within such tentative parcel map shall be filed without first processing a new tentative parcel map.

(2) Extensions.

(a) Request by Subdivider. The subdivider or his engineer may request an extension of the expiration date of the approved or conditionally approved tentative parcel map by written application to the Planning Department. The application shall be filed prior to the expiration date and shall state the reasons for requesting the extension.

(b) Planning Commission Action. The Planning Department shall review the request and submit the application for extension, together with a report, to the Planning Commission for approval, conditional approval or denial. A copy of the Planning Department’s report shall be forwarded to the subdivider prior to the Planning Commission meeting on the extension. The resolution adopted by the Planning Commission approving or conditionally approving an extension shall specify the new expiration date of the tentative parcel map.

(c) Time Limit of Extension. Not more than two extensions shall be approved for a tentative map and the period of extension shall not exceed 12 months. The extension of time shall commence with the expiration date of the approved or conditionally approved tentative map. The approved new expiration date shall not extend more than three years beyond the date of initial approval by the Planning Commission.

(d) Conditions of Approval. As a condition of the extension of the tentative parcel map, the Planning Commission may impose new conditions or revise existing conditions on the approved map as recommended by the Planning Department in its report or as it may find necessary.

(e) Appeal Conditions of Extensions. The subdivider may appeal any action of the Planning Commission on the extension to the City Council within 15 days of such action in conformance to RDMC 16.10.090(1).

(f) The fee for processing an extension shall be at actual cost. A deposit to be applied toward this fee may be required. [Ord. 327 § 1, 2014; Ord. 165 § 1, 1982; Ord. 60 § 1.601.13, 1968.]

16.15.140 Amendments to the approved tentative parcel map.

Amendments to the tentative map or conditions of approval thereof may be approved by the Planning Department, upon application of the subdivider or on its own initiative, provided:

(1) No lots, units, or building sites are added.

(2) Such changes are consistent with the intent of the original tentative map approval.

(3) There are no resulting violations of the Rio Dell Municipal Code.

Any revision shall be approved by the City Planner and City Engineer. The amendment shall be indicated on the approved map and certified by the City Planner and City Engineer.

Amendments of the tentative map other than minor shall be presented to the Planning Commission for approval. Processing shall be in accordance with RDMC 16.15.060 and 16.15.070.

Any approved amendment shall not alter the expiration date of the tentative map. [Ord. 165 § 1, 1982; Ord. 60 § 1.601.14, 1968.]

Article II. Parcel Maps

16.15.150 General.

The form and contents, submittal, approval and filing of parcel maps shall conform to the provisions of this article and the State Subdivision Map Act. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.1, 1968.]

16.15.160 Survey required.

An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the parcel map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.2, 1968.]

16.15.170 Form.

The form of the parcel map shall conform to final map form requirements as specified by RDMC 16.10.140. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.3, 1968.]

16.15.180 Contents.

The contents of the parcel map shall conform to final map content requirements as specified by RDMC 16.10.150, and as modified herein.

Certificates shall be in accordance with Section 66449 of the Government Code.

The City Clerk’s certificate will not be required.

Lots shall be designated by letters commencing with A. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.4, 1968.]

16.15.190 Preliminary submittal.

The subdivider shall submit three sets of prints of the parcel map to the City Engineer for checking. The preliminary prints shall be accompanied by two copies of the data, plans, reports and documents as required for final maps by RDMC 16.10.160(1), Preliminary Submittal, and as modified herein.

The City Engineer may waive any of the requirements upon finding that the location and nature of the proposed subdivision is such as not to necessitate compliance with the requirements of RDMC 16.10.160(1).

Any additional information or documents required shall be as specified with the conditions of approval of the tentative map. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.5, 1968.]

16.15.200 Return to subdivider’s engineer for corrections.

Upon completing preliminary check, the City Engineer shall note the required corrections on the preliminary prints, reports and data and return one set to the subdivider’s engineer for revision. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.6, 1968.]

16.15.210 Resubmittal.

The subdivider’s engineer shall submit two sets of the revised map, reports and data to the City Engineer. After checking the revisions, one set shall be returned to the subdivider’s engineer marked “Approved as Submitted,” “Approved When Corrected as Noted,” or “Revise and Resubmit.” [Ord. 165 § 1, 1982; Ord. 60 § 1.602.7, 1968.]

16.15.220 Approval by City Engineer.

Upon receipt of an approved print, the subdivider shall submit the original tracing of the revised map, prepared in accordance with the Subdivision Map Act and this title and corrected to its final form, and signed by all parties required by the Map Act and this title to execute the certificates on the map, to the City Engineer.

The City Engineer shall not deny approval of a parcel map if the Planning Commission has previously approved a tentative map for the proposed subdivision and if he finds that the parcel map is in substantial compliance with the previously approved tentative map. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.8, 1968.]

16.15.230 Filing with the County Recorder.

The City Clerk or authorized agent shall transmit the approved parcel map directly to the County Recorder. [Ord. 165 § 1, 1982; Ord. 60 § 1.602.9, 1968.]

16.15.240 Waiver of parcel map requirements.

The City Engineer may waive the parcel map for the following:

(1) Division of real property or interests therein created by probate, eminent domain procedures, partition, or other civil judgements or decrees; or

(2) A division of property resulting from the conveyance of land, or interest therein, to a public purpose, such as school sites, public building sites, or rights-of-way for streets, sewers, utilities, drainage, etc.; or

(3) A lot line adjustment between five or more parcels where the boundaries of said parcels are monumented in conformance with RDMC 16.10.150(6) and where no dedications are required for such adjustment.

(4) The City Engineer may waive the parcel map upon making a finding that the proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and other requirements of this title, local ordinances, and the Subdivision Map Act.

A tentative map prepared in accordance with Article I of this chapter may be required where a parcel map is waived pursuant to the provisions of this section.

A record of survey prepared in accordance with the Land Surveyor Act or a plot plan, in a form as required by the City Engineer, shall be required for mergers, certificates of compliance and parcel map waivers.

Upon waiving the parcel map requirement, the City Engineer shall cause to be filed with the County Recorder a certificate of compliance for the land to be divided.

A parcel map waived by the City Engineer may be conditioned to provide for payment of drainage, utility undergrounding, and other fees by a method approved by the City Engineer. [Ord. 277 § 5, 2011; Ord. 165 § 1, 1982; Ord. 60 § 1.602.10, 1968.]