16.28.020 Form and contents.
A. Tentative subdivision maps shall be drawn to a size of 24 by 36 inches and a scale of not more than 100 feet to one inch. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall be not less than one inch equals 100 feet, or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of each 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. All printing or lettering on the map shall be of one-eighth-inch minimum height and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings.
B. Tentative maps shall be prepared by a registered civil engineer and/or licensed land surveyor as authorized under his or her enabling acts and shall contain the following information:
1. A site sketch indicating the location of the proposed subdivision in relation to the surrounding area or region including the names and numbers of adjacent subdivisions.
2. The tract name, date, north point, scale and sufficient boundaries to define the proposed tract.
3. Names and addresses of record owner, subdivider, engineer or surveyor.
4. Location, names, present width and grades of adjacent or abutting streets including existing pavement markings (lines), driveways (on both sides of the street), and intersections within 100 feet of the project site.
5. Existing topography and proposed changes, including trees, rock formations and other unusual features of the site, and at least 100 feet beyond its boundary. Individual trees with a diameter of more than eight inches measured 24 inches above existing grade shall be identified by type, circumference, and dripline. Any trees proposed for removal shall also be indicated. Contour lines shall have the following intervals:
a. One-foot contour interval for ground slope between level and five percent.
b. Two-foot contour interval for ground slope between five percent and 10 percent.
c. Five-foot contour interval for ground slope greater than 10 percent.
6. Approximate location of all areas subject to inundation of stormwater overflow and the location, width and direction of flow of all watercourses, including tide waters.
7. Approximate width and location of all existing easements.
8. Approximate dimensions of all lots, radii of all curves and central angles.
9. Location and outline of all existing structures identified by type and indicating which are proposed to be removed and which will remain.
10. Location of building setback line for each stream or river on the site, if applicable.
11. Location and size of existing sewers, fire hydrants, water mains, wells, and storm drains.
12. Location of existing overhead utility lines and poles and any underground utilities on site and on peripheral streets.
13. A vesting tentative map shall have printed conspicuously on its face the words, “Vesting Tentative Map.”
C. The following proposed design elements and improvements shall be shown on the tentative map or described on an attached written statement:
1. Location, names, width, centerline radii, pavement and approximate grades of all streets and rights-of-way in the proposed subdivision, including identification of which streets are proposed to be offered for dedication and which are proposed to be privately maintained. Typical sections of all streets shall be shown.
2. Location, width, and purpose of all proposed easements, clearly indicating whether public or private.
3. The proposed use of each lot, lot layout and dimensions and area of each lot. 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 and number of each lot. In hillside areas, potential building sites shall be indicated.
4. Proposed recreation sites, trails and parks for public or private use.
5. Areas proposed to be dedicated or reserved for public use.
6. Proposed common or open space areas.
7. The location and size of proposed fire hydrants and fire protection systems, sanitary sewers, water mains and storm drains. Slopes and elevations of proposed sewers and storm drains shall be indicated.
8. A preliminary plan for erosion control and fencing.
9. Identification of proposed drainage and/or flood control.
D. The tentative map shall be accompanied by the following data and reports:
1. A completed application form.
2. Name(s) of geologists, soils engineers and other professionals whose services were required in preparation of the tentative map.
3. If the subdivider plans to develop or record the subdivision in phases, sufficient information about the proposed phases and their proposed sequence so as to allow the City to require construction of improvements in such an order as to ensure logical and orderly development of the whole subdivision.
4. If the proposal is for the conversion of a mobile home park to another use, the report prescribed by Government Code Section 66427.4 on the impact of the conversion upon displaced residents of the park.
5. A description of prior known development activity on the site such as removal of vegetation, grading, etc.
6. Identification and justification for requested exemptions to the requirements of this chapter, this code, or City standards.
7. Letters of intent from adjacent property owners whose property is proposed for improvements as part of this subdivision.
8. A cost estimate for all off-site improvements.
9. A preliminary title report not more than six months old showing the legal owner(s) and any easements or encumbrances at the time of filing the tentative map.
10. Unless a waiver is first obtained from the Planning Director, a plan for erosion control, fire hazard reduction, restoration/management for marsh/wetland habitats, revegetation for wildlife habitats and plant communities, riparian habitat management, and agriculture buffer.
11. Unless the City Engineer determines that due to the City’s knowledge as to the soils condition of the site no analysis is needed, a soils and/or geotechnical report in accordance with SMC 16.40.200 and the State Subdivision Map Act. Upon application for a building permit, a soils investigation and/or geotechnical report may also be required by the Building Official for development in an area with known or suspected seismic or other earth-related hazards.
12. For properties in the flood hazard area, a detailed development plan in conformance with flood regulations of the City of Sebastopol.
13. A copy of proposed deed restrictions.
14. A written commitment that the subdivider will defend, indemnify and hold the City, its agents, officers, and employees harmless from any claim, action or proceeding to attach, set aside, void or annul an approval of the City concerning the subdivision so long as the City promptly notifies the subdivider of any such claim, action or proceedings and the City cooperates fully in the defense.
15. Designation as a remainder of any portion of the land which is not divided for the purpose of sale, lease or financing.
16. A report identifying which, if any, utility poles will be removed and line segments undergrounded, including a preliminary cost estimate.
17. A statement of the time when improvements are proposed to be completed.
18. Information as required by the Planning Director to allow a determination on environmental review to be made in accordance with the California Environmental Quality Act.
19. Other data or information necessary to complete processing of the map and environmental documents.
E. Upon the written request of the subdivider, the Planning Director in consultation with the City Engineer may waive any of the above tentative map requirements if the Director determines that the type of subdivision does not justify compliance with these requirements, or if the Planning Director determines that other circumstances justify a waiver. The Planning Director may require other drawings, data, or information as deemed necessary by the department to accomplish the purposes of the State Subdivision Map Act and this chapter.