The County Planning Commission;

The Planning Commission of any other City within one mile of the subdivision;

The District Engineer of the Division of Highways of the State;

The County Health Officer;

The County Engineer; and

The Los Angeles County Flood Control and Water Conservation District.

The applicant shall file with the Planning Division a completed application for a tentative map in a form provided by the Planning Division.

The owner of record of the lot or parcel of property which is to be affected by the application shall file an affidavit authorizing the application on a form provided by the Planning Division.

Subdivision of not more than three parcels or 15 condominium units on any lot or combination of adjacent lots or any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element.” If the Community Development Director, or his/her assigned, finds that the map for a subdivision of not more than three parcels or 15 condominium units on any lot or combination of adjacent lots or any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element” meets the requirements of this chapter and the Map Act, the Community Development Director, or his/her assigned, shall approve a map of the subdivision within 50 days after the certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the requirements of the California Environmental Quality Act. If the Community Development Director, or his/her assigned, finds that the map does not meet the requirements of this chapter or the Map Act, the Community Development Director, or his/her assigned, shall disapprove or conditionally approve the map within such time. Dedications and reservations of property and on-site and off-site improvements may be required by the Community Development Director, or his/her assigned, as a condition of approval as authorized by the Subdivision Map Act and this chapter. Written notice of the decision shall be given to the subdivider.

Subdivisions of four or more parcels or creating 16 condominium units or more on any lot or combination of lots excluding any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element.” In the case of subdivisions of four or more parcels or creating 16 or more condominium units on any lot or combination of lots excluding any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element,” the Commission shall review the recommendations and, if it finds that the map meets the requirements of this chapter and the Map Act, the Commission shall approve the map of the subdivision within 50 days after certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code, unless such time is extended by mutual agreement with the subdivider in accordance with Government Code Section 65957. If the Commission finds that the map does not meet the requirements of this chapter or the Map Act, the Commission shall disapprove or conditionally approve the map within such time.

That he is the owner of the property to be subdivided;

That he has an option or contract to purchase the entire property or that portion which he does not own; or

That he is the authorized agent of one who can comply with the requirements of subsections A or B of this section.

The tract number, to be obtained from the County Recorder or Engineer, which number shall constitute the official designation of the map, and which shall be different from that of any existing subdivision previously recorded in the County. Any subdivision containing five acres or more shall be designated with a tract name and unit number, if any. Such tract name shall not duplicate or nearly duplicate the name of any other tract in the City;

The name and address of the record owner or owners;

The name and address of the subdivider;

The name and address of the person, firm, or organization preparing the tentative map;

A sufficient description to define the location and boundaries of the proposed subdivision with the exterior boundaries, shown graphically by an accepted shading technique;

The location, names, and existing widths of adjacent streets and highways;

The names and numbers of adjacent tracts and the names of owners of adjacent unplatted land;

The contours at two foot intervals of predominant ground slopes within the tract between level and 5% and five foot contours for predominant ground slopes within the tract over 5%. Such contours shall be referred to the system of bench marks established by the City Engineer;

The approximate boundaries of areas subject to inundation or storm water overflow and the location, width, and direction of flow of all watercourses;

The existing use or uses of the property and the outline to scale of any existing buildings and their locations in relation to existing or proposed street and lot lines;

A statement of the present zoning and proposed use or uses of the property, as well as a statement of any contemplated or proposed zone changes;

Any proposed public areas;

The approximate location of all trees with a trunk diameter six inches or greater standing within the boundaries of the tract, as well as a statement of the types and locations of proposed street trees;

The approximate widths, locations, and uses of all existing or proposed easements for drainage, sewerage, and public utilities;

The approximate radius of each curve;

The approximate layout and dimensions of each lot, including the size of the smallest lot in the tract;

A statement of the water source and the provisions for sewerage and sewage disposal;

The approximate location of all fire hydrants;

The approximate location of major storm drain facilities;

The approximate locations, names, widths, proposed grades, and gradients and a typical cross-section showing the curbs, gutters, sidewalks, and other improvements for all street and access easements, including the proposed locations of all underground utilities;

The proposed names for all newly proposed streets;

An outline of any proposed deed restrictions;

The approximate location of the proposed building setback lines;

In a subdivision that is wholly or partially within a known oil field, there shall be shown the location of all existing oil wells and appurtenances and a plan of their disposition or treatment, including abandonment, underground placement, screening, fencing, landscaping, conversion of pumping units, etc. Such plan shall include the disposition or treatment of all future wells, drill sites, and operations. Such plan shall also include the written concurrence of the oil lease or operator concerned; and

In a subdivision which may reasonably be expected to be resubdivided at some future time, there shall be shown in dotted lines on the tentative map a plan of future street extensions with special consideration given to drainage.

Each street which is to be dedicated and which is a continuation of, or approximately the continuation of, any existing dedicated street shall be shown on the tentative map and shall be given the same name as such existing street. The proposed name of each other street shown on the tentative map shall be submitted to the Commission for its approval and, if such name is not a duplication of, or so nearly the same as to cause confusion with, the name of any existing street located in the City, or in close proximity thereto, and if such name is appropriate for a street name and consistent with the street naming scheme employed in the surrounding neighborhood, such name shall be approved. When any such street forms a portion of any proposed street ordered by the Council to be surveyed, opened, widened, or improved, and in such order a name therefor is assigned or designated, the name of such street shown on the final map shall be the same as the name contained in the order.

The words "Avenue," "Boulevard," "Place," "Way," "Court," or other designation of any such street shall be spelled out in full on the map, and such terms shall be approved by the Commission.

This article shall apply only to residential developments. Whenever a provision of the Subdivision Map Act, as implemented and supplemented by the provisions of this chapter, requires the filing of a tentative map or tentative parcel map for a residential development, a vesting tentative map may instead be filed in accordance with the provisions of this article.

If a subdivider does not seek the rights conferred by the Vesting Tentative Map Statute, the filing of a vesting tentative map shall not be prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.

At the time a vesting tentative map is filed, it shall have printed conspicuously on its face the words "Vesting Tentative Map."

At the time a vesting tentative map is filed, a subdivider shall also supply the information set forth in Article 5 of this chapter.

The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards described in Section 66474.2 of the Government Code of the State.

However, if said Section 66474.2 is repealed, the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting tentative map is approved or conditionally approved.

Notwithstanding the provisions of subsection (a) of this section, a permit, approval, extension, or entitlement may be made conditional or denied if any of the following is determined:

The rights referred to in this section shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in Section 10-1.5508 of this article. If the final map is approved, such rights shall last for the following periods of time:

Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the zoning provisions in existence at that time, such inconsistency shall be noted on the map. The City may deny such a vesting tentative map or approve it conditioned on the subdivider, or his successor in interest, or his or her designee, obtaining the necessary change in the zoning provisions to eliminate the inconsistency. If the change in the zoning provisions is obtained, the approved or conditionally approved vesting tentative map, notwithstanding Section 10-1.5509 of this article, shall confer the vested right to proceed with the development in substantial compliance with the change in the zoning provisions and the map, as approved.

The rights conferred by this section shall be for the time periods set forth in subsection (c) of Section 10-1.5509 of this article.

Improvement plans. As many copies as may be required of detailed plans, cross-sections, profiles, and specifications of the improvements to be installed as required by the provisions of this chapter and by the standard specifications and of all other improvements proposed to be installed by the subdivider in, on, over, or under any street right-of-way, easement, or parcel of land dedicated by the map, or previously dedicated, including the estimated cost thereof. All such plans shall be prepared in accordance with the requirements of the City Engineer. Sheets shall be 22 inches by 36 inches with a two inch margin and a plan and profile drawn to a scale of one inch equaling 40 feet. Details shall be shown at an appropriate scale;

Design data. The design data, assumptions, and computations for proper analysis in accordance with sound engineering practices;

Report and guarantee of clear title. A report prepared by a duly authorized title company naming the persons whose consent is necessary to the preparation and recordation of the map and to the dedication of the streets, alleys, and other public places shown on the map and certifying that, as of the date of the preparation of the report, the persons therein named are all the persons necessary to give clear title to the subdivision. At the time of recording the approved map, there shall be filed with the County Recorder a guarantee executed by a duly authorized title company for the benefit and protection of the City showing that the persons (naming them) consenting to the preparation and recordation of the map and offering for dedication the streets, alleys, and other public places shown thereon are all the persons necessary to pass clear title to the subdivision and to the dedication shown thereon;

Inspection costs. Before approval is given to the final map, a cash deposit with the City Clerk covering the costs of inspections to be made by the City. These costs shall be determined by the City Engineer based on estimates of current conditions and prevailing labor costs to the City. If the actual costs of inspection exceed the deposit, the subdivider shall be billed for the difference; if the costs are less, the difference shall be refunded to the subdivider;

Agreements and bonds. The agreements and bonds specified in Sections 10-1.607, 10-1.608, and 10-1.609 of this article; and

Deed restrictions. As many copies as may be required of all proposed deed restrictions.

For the construction of the improvements in units;

For an extension of time under specified conditions;

For progress payments to the subdivider on his order from any deposit money which he may have made in lieu of providing a surety bond as provided in Section 10-1.608 of this article, except that no progress payment shall be made for more than 90% of the value of any installment of work, and each installment of work shall be completed to the satisfaction of the City Engineer; and

For the financing and construction of any or all improvements under appropriate special assessment act proceedings, in which case the subdivider shall agree in writing to initiate, and so far as may be in his power, to consummate such proceedings within such time as may be prescribed by the Council.

A faithful performance bond in an amount deemed sufficient by the City Engineer to cover the cost of the improvements, engineering, inspection fees, and incidental expenses; and

A bond in an amount required by law on bonds for public construction and by its terms to inure to laborers and materialmen upon work and improvements conditioned upon the payment of labor and materials for labor and materials rendered and performed under the terms of the agreement.

The exact number which shall constitute the official designation of the map. If the subdivision contains five acres or more, it shall be designated with a tract name and unit number, if any;

The name and address of the record owner or owners;

The name and address of the subdivider;

The name and address of the person, firm, or organization preparing the final map;

The date and north point and a written and graphic scale;

A sufficient description to define the location and boundaries of the proposed subdivision with the exterior boundaries, shown graphically by an accepted shading technique;

The location, names, and existing widths of adjacent streets and highways;

The names and numbers of adjacent tracts and the names of owners of adjacent unplatted land;

The contours at two foot intervals of predominant ground slopes within the tract between level and 5% and five foot contours for predominant ground slopes within the tract over 5%. Such contours shall be referred to the system of bench marks established by the City Engineer;

The exact boundaries of areas subject to inundation or storm water overflow and the location, width, and direction of flow of all watercourses;

The existing use or uses of the property to be subdivided and the outline to scale of any existing building and their locations in relation to existing or proposed street and lot lines;

A statement of the present zoning and proposed use or uses of the property, as well as a statement of any contemplated or proposed zone changes;

Any proposed public areas;

The exact location of all trees with a trunk diameter six inches or greater standing within the boundaries of the tract, as well as a statement of the types, sizes, and locations of proposed street trees;

The exact widths, locations, and uses of all existing or proposed easements for drainage, sewerage, and public utilities;

All survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all interior and exterior boundary lines appearing thereon, including bearings and distances of straight lines and radii and arc length or chord bearings and length for all curves, and such information as may be necessary to determine the location of the centers of curves;

The exact lot layout and dimensions of each lot, including the size of the smallest lot in the tract;

A statement of the water source and the provisions for sewerage and sewage disposal;

The exact location of all fire hydrants;

The exact location of all storm drain facilities;

The exact locations, names, widths, proposed grades, and gradients and a typical cross-section showing the curbs, gutters, sidewalks, and other improvements for all street and access easements, including the proposed locations of all underground utilities;

The proposed names of all newly proposed streets;

The exact content of any proposed deed restrictions;

The exact location of the proposed building setback lines;

In a subdivision that is wholly or partially within a known oil field, there shall be shown the location of all existing oil wells and appurtenances and a plan of their disposition or treatment, including abandonment, underground placement, screening, fencing, landscaping, conversion of pumping units, etc. Such plan shall include the disposition or treatment of all future wells, drill sites, and operations. Such plan shall also include the written concurrence of the oil lessee or operator concerned; and

In a subdivision which may reasonably be expected to be resubdivided at some future time, there shall be shown in dotted lines on the final map a plan of future street extensions with special consideration given to drainage.

Conformance to the General Plan. The street and highway design shall conform in pattern, width, and alignment to the General Plan. The right-of-way for any such street or highway indicated on the General Plan or Official Street Plan shall be dedicated.

Plans of other legal bodies. The street and highway design shall conform to any proceedings affecting the subdivision which may have been initiated by other legally constituted bodies of the City, County, or State. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a public freeway or parkway, and the Council determines the boundaries of the right-of-way to be acquired, the subdivider shall either dedicate or withhold from a subdivision all the area included in such right-of-way.

Street patterns. The street pattern in the subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:

Design adjacent to major or secondary highways. Subdivision design adjacent to major or secondary highways shall be as specified in the General Plan and as determined by the Commission. The following principles and standards shall be observed:

Reserved strips. Reserved strips controlling the access to public ways or minimizing values for special improvement assessments will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case unless the control and disposal of the land comprising such strips is placed definitely within the jurisdiction of the City under conditions approved by the Commission.

Minimum standards: Street widths. Where higher standards have not been established as specified in the General Plan, all streets and highways shall be platted according to the following minimum standards, except where it can be shown by the subdivider, to the satisfaction of the Commission, that the topography or the small number of lots served and the probable future traffic development are such as to unquestionably justify a narrower width. Increased widths may be required where streets are to serve commercial property or where anticipated traffic conditions warrant such increases.

Minimum standards: Curbs, sidewalks, and pedestrian ways. The following principles and standards shall apply to the design and installation of curbs, sidewalks, and pedestrian ways:

Block lengths. Blocks shall not exceed 700 feet in length between street lines, except:

Block widths. The width of each block shall be sufficient for an ultimate layout of two tiers of lots therein of a size required by the provisions of this chapter, unless the surrounding layout, lines of ownership, or topographical conditions justify or make necessary a variation from this requirement.

General.

Lot depth.

Lot width.

Utility undergrounding. All electric power and communications lines, wires, and conduits, or similar or associated electrical materials or devices, shall be placed underground.

Utility easements. Utility easements, 10 feet in width, shall be provided within the subdivision where required for public utility purposes. Modifications of the easement width requirement may be granted only when approved by both the City Engineer and the public utility or utilities concerned. Under normal circumstances, utility facilities which are to be placed underground shall be located within the street right-of-way provided that, upon the mutual agreement of the City Engineer, subdivider, and utility concerned, such facilities may be located in easements within the front yard or along the side lot line or rear lot line. The dedication of easements shall be to the City or appropriate public utility for the purpose of installing utilities, planting strips, and for other public purposes as may be ordered or directed by the Council. The City may require the subdivider to remove or trim any trees or brush lying within an easement or right-of-way.

Street trees. Street trees shall be provided by the subdivider in all subdivisions, either within the street right-of-way or within a dedicated planting easement as required by the Commission. The species and size of trees, their installation, and the method of maintenance shall be determined by the Planning Division.

Maintenance of trees on private property. Trees with a trunk diameter six inches or greater, measured at four feet above the ground level, on private property within any subdivision shall be preserved unless the subdivider can demonstrate that their removal is an unavoidable consequence of the subdivision and that he has provided for the replacement of all trees with new trees of equal size and character.

Treatment of railway crossings. If the question of railway crossings is involved, the subdivision shall be considered in relationship to the probability of grade separation or other treatment and may be required to conform to certain conditions in anticipation of such treatment.

Railroad and industrial subdivisions. Where the subdivision is industrial or where it is adjacent to a railroad right-of-way, and the Zoning Ordinance or other conditions indicate that such property will be used for industrial purposes, nearby highways in the same general direction as the railroad shall be as nearly parallel to such railroad right-of-way as practicable and in no case less than one lot depth distant when future separation grades, if any, would be created.

The basis for requirements for street rights-of-way and pavement widths and design shall be the topography of the land and the density of development in terms of the proposed number of dwellings to be served by the street or roadway.

Street grades for minor streets may be increased to a maximum of 20%.

The dedicated width of any two way street may be reduced to 40 feet with a minimum pavement width of not less than 26 feet.

The dedicated width of any one-way street may be reduced to 30 feet with a minimum pavement width of not less than 20 feet.

Proposed industrial and/or commercial parcels shall be suitable in area and dimensions to the types of commercial and/or industrial development anticipated.

Street rights-of-way and pavement shall be adequate to accommodate the type of volume of traffic anticipated to be generated thereon.

Special requirements may be imposed by the City with respect to street, curb, gutter, and sidewalk design and construction.

Special requirements may be imposed by the City with respect to the installation of public utilities, including water, sewer, and storm water drainage.

Every effort shall be made to protect adjacent residential areas from the potential nuisance of proposed nonresidential subdivisions, including the provision of extra depth and building setback lines in parcels backing up on existing or potential residential developments and provisions for a permanently landscaped buffer strip when necessary.

Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.

Subdivisions for proposed commercial development shall take into account and specifically designate all areas proposed for vehicular circulation and parking, for pedestrian circulation, and for buffer strips and other landscaping.

Grading, curbs and gutters, paving, drainage, and drainage structures necessary for the proper use and drainage of streets, highways, and ways and/or for the public safety;

Site grading and drainage, taking into consideration the drainage pattern of adjacent improved and/or unimproved property and treating upstream areas as though fully improved;

Street name signs;

Sidewalks, where required;

Fire hydrants and a water system with mains of sufficient size and having a sufficient number of outlets to furnish an adequate water supply for each lot or parcel in the subdivision and to provide adequate fire protection in accordance with the City's fire prevention regulations;

Sanitary sewer facilities and connections for each lot;

Street lighting facilities;

Street trees;

Public utility facilities for electric power and telephone communications for each lot or parcel in the subdivision; and

Any and all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for application to the Public Utilities Commission of the State for the establishment and improvement of such crossings.

Decisions by the Commission for the approval or denial of an application for an exception, or for a tentative map, parcel map, or tract map, or with respect to the kinds, nature, and extent of the improvements required by the Commission, shall be final and conclusive unless, by 5:00 p.m. of the tenth day following such decision (or of the next working day if the tenth day falls on a weekend or holiday):

Notice of public hearing before the Council to consider an appeal of the decision of the Commission shall be mailed to the subdivider and Commission not less than 10 days prior to the date of such hearing.

At the time fixed for the hearing, the Council shall hear the testimony of the subdivider or any witnesses on his behalf and the testimony of the Commission or any witnesses on its behalf. The Council may also hear the testimony of other competent persons respecting the character of the neighborhood in which the subdivision is to be located, the kinds, nature, and extent of the improvements, the quality or kinds of development to which the area is best adapted, and any other phase of the matter with respect to which the Council may desire to inquire into. The Council may, if it deems necessary, continue the hearing to a later date in order to obtain additional information sufficient to reach a decision.

No lots or parcels that have been combined into one building site on or after September 9, 1964, shall be separated in ownership or otherwise divided into two, three, or four parcels, and no such divided parcel shall be separately maintained unless the division conforms to that shown on a parcel map approved as provided in this article.

No building permit shall be issued, and no building or structure shall be erected, altered, or maintained on any land which has been separated in ownership or otherwise divided into two, three, or four parcels in violation of the provisions of this article. On parcels which do not qualify as a lot as defined in this chapter, but which were both separated in ownership and improved with structures prior to September 9, 1964, such structures may be rebuilt, remodeled, or structurally expanded provided such work complies with all the requirements of the Building Code and the Zoning Ordinance. This article shall not apply to existing divisions of land defined as a lot in this chapter, nor shall it apply to those divisions of land specifically excluded from the definition of minor subdivision as defined in this chapter.

Notice of the public hearing before the Commission to consider a parcel map shall be given at least 10 days before the hearing to the subdivider and to the owners of property within 300 feet of the exterior boundary of the minor subdivision. Such notice shall be sent by first class mail, using addresses from the most recently available tax roll of the County Tax Assessor.

The notice of the public hearing to consider the parcel map shall consist of the caption "Notice of Proposed Minor Subdivision," shall identify the subject property in any terms adequate to identify its location, shall set forth the parcel map number and a description of the minor subdivision, shall give the time and place at which the hearing will be held, and shall advise the subdivider and public that they may attend and be heard.

Subdivision of not more than three parcels or 15 condominium units on any lot or combination of lots or any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element.” If the Community Development Director, or his/her assigned, finds that the parcel map for a subdivision of not more than three parcels or 15 condominium units on any lot or any combination of lots or any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element” meets the requirements of this chapter and the Map Act, the Community Development Director, or his/her assigned shall approve the parcel map within 50 days after the certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the requirements of the California Environmental Quality Act. If the Community Development Director, or his/her assigned, finds that the parcel map does not meet the requirements of this chapter or the Map Act, the Community Development Director shall disapprove or conditionally approve the parcel map within such time. Dedications and reservations of property and on-site and off-site improvements may be required by the Community Development Director as a condition of approval as authorized by the Subdivision Map Act and this chapter. Written notice of the decision shall be given to the subdivider.

Subdivision of four or more parcels or 16 condominium units on any lot or combination of lots excluding any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element.” In the case of subdivisions of four or more parcels or 16 condominium units on any lot or combination of lots excluding any subdivision defined as an “Affordable Housing Project – Housing Element” located on an “Affordable Housing Site – Housing Element,” the Commission shall review the recommendations and testimony and, if the Commission finds that the parcel map meets the requirements of this chapter and the Map Act, it shall approve the parcel map within 50 days after certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code, unless such time is extended by mutual agreement with the subdivider in accordance with Government Code Section 65957. If the Commission finds that the map does not meet the requirements of this chapter or the Map Act, it shall disapprove or conditionally approve the parcel map within such time.

In addition to the applicable grounds set forth in Articles 7 and 8 of this chapter and Government Code Sections 66473 and 66474, the Community Development Director in the case of a subdivision of not more than three parcels or condominium units on any lot and involving no more than two adjacent lots, or Commission, in the case of a subdivision of four or more parcels or condominium units on any lot or a subdivision involving more than two adjacent lots, may disapprove the parcel map where any of the following exist:

The parcel map number;

The exterior boundary of the land included within the parcels being created shall be indicated by an accepted shading technique. The map shall show the definite location of such parcels and particularly its relation to surrounding surveys; and

The information required by the Map Act and Section 10-1.614 of Article 6 of this chapter, excepting therefrom subsections A and F.

A survey of all lots affected by the boundary line adjustment;

The location of bar, caps, and monuments set at time of survey;

The location of all existing structures within the boundaries of the affected properties, including setback dimensions to the proposed property line(s);

The location of all existing trees with a trunk diameter in excess of six inches;

The exact dimensions and lot area calculation of each affected parcel, including closure calculations;

Signature blocks for approval of the City Engineer and the Assessor-Treasurer;

A free consent statement for notarized signatures of all property owners affected by the requested adjustment;

An overall legal description of the entire property;

New separate legal descriptions for each new site, labeled specifically as Site A, Site B, etc.;

A note that reads "This Lot Line Adjustment is not a plat, replat or subdivision";

A title on the top of the map labeling said document "Lot Line Adjustment."

Notice of public hearing before the Commission shall be given in accordance with the procedure as set forth in Section 10-1.1007.

The notice of the public hearing to consider the parcel map shall consist of the caption "Notice of Proposed Lot Line Adjustment," shall identify the subject property in any terms adequate to identify its location, shall set forth the parcel map number and a description of the lot line adjustment, shall give the time and place at which the hearing will be held, and shall advise the owner(s) and public that they may attend and be heard.

In the case of a subdivision of four or more condominium units on any lot or a subdivision involving more than two adjacent lots, the Commission shall take action on the conditional use permit for condominium usage prior to its decision and report on the tentative map for condominium subdivisions. No tentative map for condominium subdivisions shall be approved or conditionally approved by the Commission unless and until the subdivider secures a conditional use permit for condominium usage.

In the case of a subdivision of no more than three condominium units on any lot and involving no more than two adjacent lots, the tentative map for the condominium subdivisions shall not be approved unless and until the application for Administrative Design Review for the project is approved pursuant to Section 10-2.2500 of Article 12 of Chapter 2 of this title or pursuant to the provisions of Section 10-5.2500 of Article 12 of Chapter 5 of this title for developments in the Coastal Zone.

In the case of a subdivision of four or more condominium units on any lot or a subdivision involving more than two adjacent lots, the approval or conditional approval of a tentative map for condominium subdivisions shall be contingent upon the appeal procedure provided for the use permit for condominium usage in Section 10-2.2506 of Article 12 of Chapter 2 of this title or in Section 10-5.2506 of Article 12 of Chapter 5 of this title. Should a use permit for condominium usage be appealed, the tentative map for the condominium subdivision shall be construed to have been appealed.

In the case of a subdivision of no more than three condominium units on any lot and involving no more than two adjacent lots, the approval or conditional approval of a tentative map for condominium subdivisions shall be contingent upon the appeal procedure provided for Administrative Design Review for the project pursuant to Section 10-2.2500 of Article 12 of Chapter 2 of this title or pursuant to Section 10-5.2500 of Article 12 of Chapter 5 of this title for developments in the Coastal Zone. Should the Administrative Design Review of a condominium usage be appealed, the tentative map for the condominium subdivision shall be construed to have been appealed.

All improvements shall be computed on a full block basis. For the purpose of installing improvements, a block is defined as all lots abutting any dedicated street on both sides of the street and including all street areas abutting such lots to the centerline of intersecting streets at either or both ends of such block.

The costs of all the improvement required by this article shall be spread in the following manner:

Where a park or recreation facility has been designated in the Recreation and Parks Element of the Redondo Beach General Plan, and is to be located in whole or in part within the proposed subdivision to serve the immediate and future needs of the residents of the subdivision, the subdivider shall dedicate land for a local park sufficient in size and topography that bears a reasonable relationship to serve the present and future needs of the residents of the subdivision. The amount of land to be provided shall be determined pursuant to the following formulas:

Dedication of the land shall be made in accordance with the procedures contained in Section 10-1.1418 of this article.

For the purpose of determining the amount of land or in-lieu fee required by this article, the number of new dwelling units shall be based upon the number of parcels indicated on the map when in an area zoned for one dwelling unit per parcel. When all or part of the subdivision is located in an area zoned for more than one dwelling unit per parcel, the number of proposed dwelling units in the area so zoned shall equal the maximum allowed under that zone. In the case of a condominium project, the number of new dwelling units shall be the number of condominium units. The term "new dwelling unit" does not include dwelling units lawfully in place prior to the date on which the parcel or final map is filed.

The subdivider shall, without credit:

The location, size and configuration of the land to be dedicated and the improvements to be made pursuant to this Article shall be approved by the City.

General Formula. If there is no park or recreation facility designated in the Recreation and Parks Element of the Redondo Beach General Plan to be located in whole or in part within the proposed subdivision to serve the immediate and future needs of the residents of the subdivision, the subdivider shall, in lieu of dedicated land, pay a fee as determined in Section 10-1.1410. The value of the land shall be determined in accordance with the provisions of Section 10-1.1410 of this article. Such fees shall be used for a local park which bears a reasonable relationship to serve the present and future residents of the area being subdivided.

Fees In Lieu of Land: Fifty Parcels or Less. If the proposed subdivision contains 50 parcels or less, the subdivider shall pay a fee and in an amount determined in accordance with the provisions of Section 10-1.1410 of this article.

However, nothing in this article shall prohibit the dedication and acceptance of land for park and recreation purposes in subdivisions of 50 parcels or less, where the subdivider proposes such dedication voluntarily and the land is acceptable to the City.

Use of Money. The money collected hereunder shall be used only for the purpose of acquiring necessary land and developing new or rehabilitating existing park or recreation facilities reasonably related to serving the subdivision.

City shall determine an average, citywide, per acre fair market value using real estate appraisals, assessor data, and/or other real estate data.

A subdivider that objects to the capped fee or the determined fair market value of land may appeal to the City Council. The subdivider shall have the burden of proof.

Whether the City accepts land dedication or elects to require payment of a fee in lieu thereof, or a combination of both, shall be determined by consideration of the following:

The City's determination as to whether land shall be dedicated, or whether a fee shall be charged, or a combination thereof, shall be appealable to the City Council.

Yards adjacent to each residential unit, setbacks, and other open areas required by the zoning and building ordinances and regulations shall not be included in the computation of such private open space; and

Private park and recreation facilities shall be owned by a homeowners' association composed of all property owners in the subdivision and being an incorporated nonprofit organization capable of dissolution only by a 100 percent affirmative vote of the membership, operated under recorded land agreements through which each parcel owner in the subdivision is automatically a member, and each parcel is subject to a charge for a proportionate share of expenses for maintaining the facilities, or subject to a covenant running with the land requiring continued operation by the developer or owner; and

Use of the private open space is restricted for park and recreation purposes by recorded covenant which runs with the land in favor of the future owners of the property and which cannot be defeated or eliminated without the consent of the city or its successor; and

The proposed private open space is reasonably adaptable for use for park and recreation purposes, including recreational community gardening, children's play apparatus areas, picnic areas, hiking, jogging, and bicycle trails and paths, or landscaped exercise areas, taking into consideration such factors as size, shape, topography, geology, access, and location; and

Facilities proposed are in substantial accordance with the provisions of the Recreation and Parks Element of the Redondo Beach General Plan; and

The private facilities for which credit is given generally provide the local park basic elements listed below, or a combination of such and other recreation improvements that will meet the specific recreation needs of future residents of the area;

The determination of the City as to whether credit shall be given and the amount of credit shall be appealable.

At the time of approval of the tentative map or parcel map for which a tentative map is not required, the City shall determine pursuant to Section 10-1.1408 of this article the land required for dedication. If the City requires in-lieu fee payment by the subdivider, the amount of the in-lieu fee will be based upon the fee cap or land required for dedications as determined by Section 10-1.1408.

At the time of the filing of the final subdivision map or parcel map, the subdivider shall dedicate the land as required by the tentative map or parcel map approval.

Where the tentative map requires that fees shall be paid in lieu of or in combination with the dedication of land, the amount of the in-lieu fee shall be based on the fee cap or land dedication requirements as established at the time of tentative map approval and the value per buildable acre established by Section 10-1.1410 or 10-1.1412 at the time the final map is filed.

The subdivider shall pay one-half of the fees prior to recordation of the final map and the remaining one-half shall be paid on a lot-by-lot basis and prior to the issuance of any building permit for any building or structure to be located upon any one of the lots in the subdivision, until all required fees have been paid.

Open space covenants for private park or recreation facilities shall be submitted for the city prior to approval of the final subdivision map or parcel map and shall be recorded contemporaneously with the final subdivision map or parcel map.

Subdivisions containing less than five parcels and not used in whole or in part for residential purposes shall be exempted from the requirements of this article; provided, however, that a condition shall be placed on the approval of such parcel map that if a building permit is requested for construction of a residential structure or structures on one or more of the parcels the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit.

The provisions of this article do not apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment building which is more than five years old from the date of certificate of occupancy when no new dwelling units are added.

The City may, upon receipt of a written request, reduce or waive the requirements of this article for those dwelling units which are to be built as below market rate (BMR) units or senior housing units as defined by the Redondo Beach General Plan.

Only individual property owners may apply for an urban lot split. "Individual property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. "Individual property owner" does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Revenue and Tax Code Section 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Section 214.15).

An application for an urban lot split must be submitted on the City's approved form. Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted.

The City may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application.

An application for a parcel map for an urban lot split is approved or denied ministerially, by the Community Development Director, without discretionary review.

A tentative parcel map for an urban lot split is approved ministerially if it complies with all the requirements of this section. The tentative parcel map may not be recorded. A final parcel map is approved ministerially as well, but not until the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. The tentative parcel map expires 24 months after approval, per Government Code Section 66452.6(a)(1).

The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter.

The approval must require the owner and applicant to reimburse the city for all costs of enforcement, including attorneys' fees and costs associated with enforcing the requirements of this Code.

Map Act Compliance.

Notwithstanding anything else in this section, the City may deny an application for an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

"Specific adverse impact" has the same meaning as in Government Code Section 65589.5(d)(2): "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" and does not include: (1) inconsistency with the zoning ordinance or general plan land use designation; or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code Section 214(g).

The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact.