Chapter 15.20
TENTATIVE MAPS1
Sections:
15.20.030 Accompanying statements.
15.20.040 Completeness and filing.
15.20.050 Action by planning commission and City Council.
15.20.070 Expiration of maps and extensions.
15.20.080 Amendments to approved tentative map.
15.20.010 Applicability.
The procedure in this chapter shall apply to all subdivisions, parts of subdivisions, or any division of land, except any division which qualifies as a minor subdivision. (Ord. 615 § 1 (part), 1977: Prior code § 24.11(1)).
15.20.020 Contents.
The initial action in the subdivision process shall be the preparation of a tentative map or maps, which shall comply with Chapter 15.16 as to design, and shall include the following data:
(1) A location map with a minimum scale of one inch equals one thousand feet, indicating the location of the proposed subdivision in relation to the surrounding area or region;
(2) Name and legal description of proposed subdivision and name and address of record owner and subdivider;
(3) Designation of property on current assessment roll;
(4) Name and address of surveyor or engineer, or person who prepared such tentative map;
(5) Date, north arrow and scale. Map size shall be eighteen inches by twenty-four inches. Scale shall be acceptable to the city engineer; minimum scale is one inch equals one hundred feet. Adequate space adjacent to the title block, approximately six inches by eight inches, shall be provided for city engineer’s certificate and conditions of approval;
(6) Names of all adjacent subdivisions, location of names and width of adjacent streets, highways, alleys and ways, together with a description and the location of street improvements thereon;
(7) The contour of the land at intervals of not more than two feet if the general slope of the land is less than ten percent, or of not more than five feet if the general slope of the land is greater than ten percent;
(8) Sufficient data and distinctive symbols to clearly define the boundary of the subdivision. Tentative map is to show probable units of the final map;
(9) Width, approximate location and purpose of all existing and proposed easements;
(10) The width, proposed names and approximate grade of all streets, highways, alleys and other rights-of-way within the subdivision proposed for dedication or not, and cross sections showing typical proposed improvements;
(11) The approximate radii of all curves;
(12) All lots numbered consecutively throughout entire development, the approximate dimensions and areas of all lots;
(13) The approximate locations of the proposed building pad elevations in such areas, areas subject to inundation by stormwater overflow, and the location, width and direction of flow of all watercourses existing and proposed;
(14) The location and outline to scale of each existing building or structure within the subdivision, noting thereon whether or not such building or structure is to be removed from or remain in the development of the subdivision, and its future use;
(15) Approximate finished elevation at street intersections;
(16) The location, pipe size and approximate grades of proposed sewers, water line and underground storm drains, including the proposed location of fire hydrants and type and location of electroliers;
(17) The location of all trees over six inches in diameter (where stands of trees are located, individual trees need not be shown, but may be shown as a group); any trees to be removed shall be so indicated;
(18) The location and disposition of existing fences, wells, cesspools, sewers, culverts, drain pipes, underground structures and major excavations within one hundred feet of any portion of the subdivision;
(19) Any other existing or proposed features that are necessary for proper evaluation of the tentative map. (Ord. 615 § 1 (part), 1977: Prior code § 24.11(2)).
15.20.030 Accompanying statements.
Accompanying or indicated on the tentative map shall be statements by the subdivider as follows:
(1) Statement as to existing use, zoning and proposed use;
(2) Statement as to intention of subdivider in regard to slope planting, erosion control and improvements to be constructed by him, as required in Chapter 15.16, as well as other laws of the city;
(3) Statement as to front yard setbacks and building lines;
(4) Proposed source of water supply and sewage disposal;
(5) Proposed public areas to be dedicated, or scenic easements proposed;
(6) Statement as to development of lots, (whether for sale as lots or fully developed as house and lot);
(7) A copy of any conditions, restrictive reservation or covenants, existing or proposed. (Ord. 615 § 1 (part), 1977: Prior code § 24.11(3)).
15.20.040 Completeness and filing.
(a) A tentative map shall be considered by the city planning commission when maps and statements have been submitted as outlined in this chapter. If the subdivision is a portion of a larger area which may be subdivided later, the tentative map shall be accompanied by a preliminary map which shall roughly indicate the ultimate plan for the whole.
(b) Fifteen copies of an acceptably complete tentative map, and statement of the proposed subdivision of any land shall be presented to the clerk of the planning commission at least twenty days prior to the planning commission meeting, at which time the map will be deemed formally filed, together with a fee established by the City Council.
(c) The city engineer shall transmit copies of the tentative map to the city health officer, utility companies serving the area, the State Department of Transportation if the subdivision is adjacent to a state highway or adopted freeway route; the county of San Mateo and/or adjacent cities if the subdivision is adjacent to city limits.
(d) Any department or agency receiving a copy of the map shall notify the planning commission within ten days of receipt thereof of particulars which do not conform to the requirements of this chapter or desired conditions coming within its authorized scope. Failure to so notify the planning commission shall be deemed approval of the tentative map by the respective agency.
(e) A copy of the map with recommended conditions shall be forwarded by the city engineer to the subdivider prior to action by planning commission. (Ord. 615 § 1 (part), 1977: Prior code § 24.11(4)).
15.20.050 Action by planning commission and City Council.
(a) The planning commission shall act on any tentative map within fifty days of the date of filing unless the time period is extended by mutual consent of the city and the subdivider. If an environmental impact report is prepared for the tentative map, the fifty-day period shall not be applicable and the planning commission shall act within forty-five days after certification of the environmental impact report.
(b) The planning commission shall determine whether a tentative map is in conformity with the provisions of law and of this title, and upon that basis report to the City Council that it recommends approval, conditional approval, or disapproval of the map. The planning commission may itself approve or conditionally approve a tentative map when the map is limited to and necessary for a project that has previously received all necessary use, conditional development, and planned development permit approvals, including at least one such approval. The secretary of the planning commission shall notify the city clerk in writing of the approval or conditional approval by the planning commission at the commencement of the next business day following the approval or conditional approval. The approval or conditional approval of the tentative map by the planning commission may be appealed to the City Council pursuant to Chapter 16.86.
(c) The planning commission may also recommend that the City Council disapprove a tentative map because of flood and inundation hazards or slide areas or may recommend mitigating measures to be implemented as a condition precedent to approval of the map.
(d) When the planning commission recommends approval. conditional approval, or disapproval of a tentative map, the City Council shall. within thirty days after the first regular meeting following the filing of the planning commission’s report, or after such extended period agreed to by the subdivider, approve, conditionally approve, or disapprove the tentative map.
(e) If action is not taken by planning commission or City Council within the time limits specified in subsections (a) and (d) of this section, the tentative map insofar as it complies with the Menlo Park municipal code and, except as provided by the Subdivision Map Act, shall be deemed to be approved or conditionally approved as last approved or conditionally approved or, if not previously approved or conditionally approved, as submitted, and the city clerk shall certify such approval. (Ord. 761 § 1 (A-D), 1988; Ord. 615 § 1 (part), 1977: Prior code § 24.11(5)).
15.20.060 Improvement plans.
After the approval or conditional approval by the City Council of the tentative map of any subdivision, the subdivider shall furnish the following information to the city engineer and shall receive authorization of the city engineer before submission of the final map to the city clerk:
(1) A grading plan consisting of cross sections and finished grades of all lots, roads, streets and highways in the proposed new subdivision, together with specifications for all improvement work;
(2) Plan and profile drawings prepared by a registered civil engineer for all streets, sewers, drainage improvements, water system and street lighting. A complete hydrology and hydraulic calculations of all storm drains shall be submitted along with the drainage improvements plans. All tracings or duplicate tracings shall be filed with the city engineer; all improvement plans shall be submitted to and approved by the city engineer;
(3) Estimated costs of improvements to be installed as required by Chapter 15.16. The cost estimate shall include a ten percent (10%) contingency, plus a twenty-five percent (25%) amount for engineering, inspection and administration, with an additional percentage for inflation if the term of the agreement to install street improvements is greater than one year, unless otherwise specified by the city;
(4) Any other pertinent information required by the conditional approval of the City Council and city engineer. (Ord. 868 § 3A (part), 1995; Ord. 615 § 1 (part), 1977: Prior code § 24.11(6)).
15.20.070 Expiration of maps and extensions.
(a) Expiration. The approval or conditional approval of a tentative map shall expire two (2) years from the date of such approval or conditional approval.
(b) Extension. The applicant may request an extension of the tentative map approval or conditional approval by written application to the City Council; such application to be filed at least thirty days before the approval or conditional approval is due to expire and shall state the reasons for requesting the extension.
The planning commission shall review the request for the extension and submit its recommendations to the City Council for approval, conditional approval or denial of the request. The City Council shall approve or conditionally approve an extension and shall specify the new expiration date of the tentative map. In granting an extension, new conditions may be imposed and existing conditions may be revised.
(c) Time Limit on Extension. An extension or extensions of tentative map approval or conditional approval shall not exceed an aggregate extension of two (2) years.
(d) Effect of Map Modification on Extension. Modification of a tentative map after approval or conditional approval shall not extend the time limits imposed by this section. (Ord. 868 § 3A (part), 1995; Ord. 775 § 4 (part), 1988: Ord. 615 § 1 (part), 1977: Prior code § 24.11 (7)).
15.20.080 Amendments to approved tentative map.
Minor changes in the tentative map may be approved by the director of community development with the concurrence of the city engineer upon application by the subdivider, provided:
(1) No lots, units or building sites are added;
(2) Such changes are consistent with the intent and spirit of the original tentative map approval;
(3) There are no resulting violations of the Menlo Park Municipal Code.
The amendment shall be indicated on the approved tentative map and certified by the community development director and the city engineer or their designee. Amendments of the approved tentative map other than minor shall be presented to the planning commission for its review and recommendations to the City Council for approval. Any approved amendment shall not alter the expiration date of the tentative map. (Ord. 868 § 3B (part), 1995).
For statutory provisions regarding tentative maps, see Bus. & Prof. Code §§ 11550—11555.