For the Planning Department to review and act upon your Subdivision Map Request please follow these map and plan preparation guidelines and any other requirements listed in the Subdivision Map Act. Plans should be prepared by a licensed surveyor and/or civil engineer. Fees and other materials are also required for your submittal and will need to accompany any plans you prepare under these guidelines. Please consult with the Planning Department about your particular proposal before committing substantial resources for plan preparation.

Plan Size and Scale

  1. The plan shall be drafted, printed, or otherwise reproduced in a matter guaranteeing a permanent record in black or blue ink, and must be of adequate quality to allow for microfilming at a later date.
  2. The plan shall be drawn to a scale of 1” = 20’, unless City staff provides another scale due to the size of the property. All scales are subject to approval of the Planning Director.
  3. The required sheet size is 24”X36” with an 8½X 11” reduction.

Notes and Statements

  1. Subdivision name and number;
  2. A sufficient legal description for the property shown on the tentative map. A portion of a lot/section/parcel is not sufficient for this application;
  3. Name, telephone number, and address of record owner or owners of the subdivision;
  4. Name, address and telephone number of the subdivider;
  5. Name, business address and telephone number of the registered (engineer) or licensed surveyor who prepared the tentative map;
  6. Names, address, and phone numbers of all service providers;
  7. A statement of existing zoning and proposed zoning along with existing and proposed uses of the property;
  8. A statement of the gross acreages of the overall subdivision;
  9. A statement signed by a Licensed Land Surveyor that all eas

Property Boundaries

  1. The tentative map boundary shall have a distinctive border line which will set it apart from all other lines;
  2. All property lines shall be dimensioned with distances to the nearest tenth of a foot and bearings to the nearest second;
  3. Curves shall be dimensioned with the radius and length to the nearest tenth of a foot, and the curve’s delta to the nearest second. Alternatively, the curves can be dimensioned with the radius and length to the nearest foot, and the tangent bearing to the nearest second;
  4. Beginning-of-Curve, End-of-Curve, and Angle Point locations shall be distinguishable;
  5. Full right-of-way width of existing streets adjoining the subject property shall be indicated;
  6. The map shall show its relationship to all adjoining recorded subdivisions maps. If any adjoining property is not covered by a subdivision map the name of the record owner along with the current assessor’s parcel number shall be shown.

Easements

  1. All known easements on the property shall be shown. (location, width, and type);
  2. Any potential conflicts between easements and structures shall be identified and dimensioned;
  3. If any easements are required to be vacated or quitclaimed a note to that affect shall be placed on the map and shall be included as part of the application.

Utilities

Existing

  1. The location and size of existing utilities including, but not limited to, sanitary sewers, fire hydrants, water mains, storm drains, street lights, water values, utility boxes or vaults shall be indicated on the map. Existing utility lines shall be dimensioned to the nearest property line or centerline. The location of existing overhead utility lines on peripheral streets shall be indicated;
  2. Main line connections need not be shown unless an extraordinary condition needs to be illustrated;
  3. Show on the map the location of all existing wells, abandoned wells and sumps.

Proposed

  1. Show on the map the location and size of all proposed utilities including, but not limited to, sanitary sewers, fire hydrants, water mains, and storm drains;
  2. Utility locations shall be dimensioned to the nearest property line unless the City has already approved the placement on a set of Improvement Plans.

Circulation

Existing

  1. The location, pavement and right-of-way width, grade and name of existing streets or highways shall be indicated on the map;
  2. Show the location of all railroads and grade crossings.

Proposed

  1. Top-of-Curb or Back–of-Walk elevations shall be shown at all points where the property line intersects public or private streets. If the lot is located on the corner, this includes all end-of-returns and rear property lines;
  2. The location, centerline radius of curves, right-of-way width, grades, and names of all streets. Typical street sections of all streets shall be shown. If streets are to be private and/or gated a note shall be placed on the Map.

Grading and Drainage

Existing

  1. Topographic data of the proposed site and at least one hundred feet beyond its boundary shall be shown along with additional topography to define any additional drainage conditions that affect adjoining property;
  2. Show on the map existing contours at two foot intervals if the existing ground slope is less than 5 (five) percent. Existing contours shall be represented by dashed lines or by screened lines. The origin of the contours must be shown along with a benchmark and a datum statement;
  3. Show on the map the approximate location of all areas of potential stormwater overflow; the location, width, and direction of flow of each water course; and the flood zone of each water course; and the flood zone designation as indicated on the Flood Insurance Rate Map (“FIRM”).

Proposed

  1. Plans should contain adequate elevation information to allow City staff to review the proposed drainage patterns and conformance to various Municipal Code requirements. At a minimum, this shall include the existing and proposed (2-foot) contour elevations, pad elevations, foundation finished floor elevations, rear property corner elevations, high-point and/or low-point elevations, garage finished ground elevations, foreground elevations at the rear of the house, and hinge point elevations;
  2. Drainage swales or pipes shall be shown and dimensioned to whatever extent it takes to illustrate that on-site drainage will be conveyed to public drainage facilities.
  3. Buildable area if parcel(s) are within 100-year floodplain.

Proposed Improvements

  1. The approximate lot layout and the approximate dimensions of each lot and each building site including a lot number. The lots shall be consecutively numbered;
  2. Proposed park and recreational sites, common areas, open space areas including method of ownership and management;

Other Required Information

  1. Vicinity Map showing roads, adjoining subdivisions, towns, creeks, railroads and other data sufficient to locate the subdivision
  2. Provide a north arrow
  3. Include a legend on the plan to define any terms or symbols
  4. Owner’s name, addresses, and Assessor’s Parcel Numbers for immediately adjacent properties shall be shown
  5. All fencing, retaining walls, and soundwalls shall be shown
  6. The 100-year floodplain location and elevation shall be shown, if applicable.

Additional Comments

  1. Phasing: If the subdivider plans to file multiple maps on the tentative map there shall be a clear statement on the tentative map indicating the intent of the subdivider to do so.
  2. If any deviation from City standards is shown on the tentative map a note shall be placed on the map to that effect and the deviation shown.
  3. The following additional information may be required as part of the tentative map submittal and may include, but not be limited to the following:
    1. Soils Report. A soils report prepared by a soils engineer;
    2. Traffic study; (as required)