A tentative map and a final map shall be required for all such subdivisions except those coming within the exceptions set forth in Section 66426 of the Subdivision Map Act.

A tentative map and a parcel map shall be required for all such subdivisions coming within the exceptions set forth in Section 66426 of the Subdivision Map Act.

The tentative map is under consideration by the Advisory Agency or City Council and has not been acted upon by the Council; or

The tentative map has been approved by the City Council, no final map or parcel map thereof has been filed, and said approval, or any extension thereof, has not expired by lapse of time.

Lot line adjustments between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created.

Subdivisions that will result in four or fewer parcels or condominium units, unless any of the following conditions apply to the application:

Residential condominium conversions pursuant to Chapter 28.88 of this Code involving four or fewer residential units.

New commercial condominiums of up to 3,000 square feet of floor area.

Nonresidential condominium conversions.

Requests for extensions of the time at which an approved tentative map expires for all approved tentative maps.

Conversion of mobilehome parks or permanent recreational vehicle parks to another use pursuant to Chapter 28.78 of Title 28 or Chapter 30.185 of Title 30 of this Code.

Conversion of rental mobilehome parks or permanent recreational vehicle parks to resident ownership pursuant to Chapter 27.50 of this title.

Notice of the hearing shall be sent by first class mail at least 10 calendar days prior to the hearing to the owner of the subject real property or the owner's duly authorized agent, and to the project applicant; and

Notice of the hearing shall be sent by first class mail at least 10 calendar days prior to the hearing to all owners of real property as shown on the latest equalized assessment roll within 300 feet of the real property that is the subject of the hearing. If the number of owners to whom notice would be mailed pursuant to this paragraph is greater than 1,000, the City, in lieu of mailed notice, may provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation within the City at least 10 calendar days prior to the hearing; and

Notice of the hearing shall be published once in a newspaper of general circulation within the City at least 10 calendar days prior to the hearing.

The date, time, and place of the public hearing;

The identity of the hearing body or officer;

A general explanation of the matter to be considered; and

A general description, in text or by diagram, of the location of the real property, if any, that is the subject of the hearing.

Total acreage of the subdivision; subdivision number; north point; basis of elevation (using the City datum) and the basis of bearing used in survey; scale; date; boundary lines; existing and proposed lot lines; approximate dimensions and areas of proposed lots; proposed land use; land use zone district; identification of adjoining subdivisions or parcels.

Name, address, telephone number and signature of the owner and subdivider; name, address, telephone number and registration or license number of the preparer of the map.

Contours at five-foot intervals, smaller intervals may be required by the Chief of Building and Zoning. Contours shall extend 100 feet beyond the boundary of the subdivision when necessary to determine the adequacy of the proposed subdivision design.

Location, name, width, approximate grades, cross sections of improvements, and approximate radii of curves of existing and proposed streets and alleys, including adjacent streets; location of street lights to be installed; proposed bikeways and trails.

Existing culverts and drain pipes in subdivision and contiguous areas; approximate boundaries of land subject to overflow, inundation or flood hazard; the location, width, and direction of flow of all watercourses in the subdivision and contiguous area; proposed drainage facilities.

Proposed water system and source of water supply; proposed sewer system including elevations at proposed connections; proposed fire protection system.

Location, width and purpose of all existing and proposed rights-of-way and easements; railroads; land for park and recreational areas and other public uses to be dedicated or reserved for public use.

Existing structures within the proposed subdivision; those setback lines that are different from or in addition to those required by the Zoning Ordinance; existing trees larger than four inches in diameter measured two feet above the base.

Location of all existing public utility facilities; location of any proposed above ground collective public utility facilities.

Suspensions. The Chairperson, Vice Chairperson or other designated member of the Planning Commission may take action to suspend any decision of the Staff Hearing Officer serving as the Advisory Agency and to schedule a public hearing before the Planning Commission to review said decision. The notice of suspension must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision. The Community Development Department shall prepare a report to the Planning Commission with Staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. In the case of such suspension and review of the Staff Hearing Officer's decision, the Planning Commission shall serve as the Advisory Agency. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer after conducting a public hearing. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer.

Appeals. The decisions of the Staff Hearing Officer serving as the Advisory Agency may be appealed to the Planning Commission serving as the Appeal Board by the applicant or any interested party adversely affected by the decision of the Advisory Agency. The appeal must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision unless a longer appeal period is allowed for other actions taken concurrently with the decision on the application, in which case the longer appeal period shall prevail. The appellant shall state specifically in the appeal how the decision of the Staff Hearing Officer is not in accord with the provisions of this title or the Subdivision Map Act or how it is claimed that there was an error or an abuse of discretion by the Staff Hearing Officer. The Community Development Department shall prepare a report to the Planning Commission with staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer following a public hearing. When acting as the Appeal Board, the Planning Commission shall comply with the requirements of Section 27.07.080.B of this chapter regarding the consideration of compatibility criteria in the course of its action on the application. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer; however, in addition to any other required notice, written notice shall be sent by first-class mail to the appellant.

The proposed map is not consistent with applicable general and specific plans.

The design or improvement of the proposed development is not consistent with applicable general and specific plans.

The site is not physically suitable for the type of development.

The site is not physically suitable for the proposed density of development.

The design of the development or the proposed improvements are likely to cause substantial environmental damage or to substantially and avoidably injure fish or wildlife or their habitat.

The design of the development or the type of improvement is likely to cause serious public health problems.

The design of the development or the type of improvement will conflict with easements, acquired by the public at large, for access through or use of property within the proposed development; provided however, approval may be granted if it is found that alternative easements, for access of or use, will be provided, and that these will be substantially equivalent to the ones previously acquired by the public.

A Title Sheet. Below the title shall be a subtitle consisting of a general description of all the property being subdivided, by reference to deeds, subdivisions, or sectional surveys. References to tracts and subdivisions shall be identical to the original records, with proper notation as to the book and page of the record. The map shall give the basis of bearing, north point, scale, graphic scale and location of setback lines different from or in addition to those required by the Zoning Ordinance. Maps filed for the purpose of reverting subdivided land to acreage shall be conspicuously so marked.

Easements and Rights-of-Way. The final or parcel map shall show all easements to which the lots are subject. The easements shall be clearly identified and proper reference to the records given. Easements being dedicated shall be so indicated in the certificate of dedication. If the easement is not definitely located of record, a statement as to the easement shall appear on the title sheet.

Accompanying Data. The final or parcel map shall be accompanied by:

Fees. All fees for map checking, plan checking and inspection shall be established by resolution of the City Council.

The consumption of gas and electricity within each unit shall be separately metered so that the unit's owner can be separately billed for each utility.

A water shut-off valve shall be provided for each unit or for each plumbing fixture.

Each unit having individual meter(s) or heater(s) shall have access to its meter(s) and heater(s) which shall not require entry through another unit.

Each unit shall have its own panel, or access thereto, for all electrical circuits which serve the unit.

An exception may be granted to the above restrictions when heat or power is provided by means of solar energy.

A preliminary plot plan of the proposed development, drawn to scale, showing, as a minimum:

Preliminary soils report.

Improvement plans for construction of public improvements as required by the Public Works Department. The improvement plans shall be prepared by a registered civil engineer and shall include, but not be limited to:

Preliminary building elevations;

Preliminary landscaping and irrigation plans indicating proposed trees, shrubs, and ground cover; and delineating species, size, and placement;

Statistical data:

Three-dimensional perspective drawings and renderings to scale sufficient to show the architectural design, including colors and materials, of buildings and structures proposed to be constructed;

The off-site circulation pattern, including right-of-way dedication, street improvements, traffic control measures and acceleration and deceleration lanes;

A statement of intent as to the establishment of utilities, services, and facilities including water, sewage disposal, fire protection, police protection, schools, transportation, i.e., proximity to transit or provision of bike lanes;

A statement of energy and water conservation measures and/or devices incorporated into the construction and occupancy phases of the development;

The on-site illumination plan emphasizing access, walkways, buildings, parking, landscaping, and signs; illumination intensity shall be subject to approval from the Advisory Agency after on-site inspection;

Any signs, including size and location, if applicable;

Measures to be used to prevent a reduced nuisance effect such as noise, dust, odor, smoke, fumes, vibration, glare, traffic congestion, and to prevent danger to life and property;

If development is to occur in stages, the sequence and timing of construction of the various phases;

Proposed homeowners association (if applicable) indicating CC&Rs, deeds, restrictions, and methods of open-space maintenance;

Any other data requested by the Community Development or Public Works Departments.

A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both; or

The condition or denial is required, in order to comply with state or federal law.

An initial time period of one year. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded. This initial time period shall be automatically extended by any time used by the City for processing a complete application for a grading permit or for design or architectural review, if the time used by the City to process the application exceeds 30 days from the date that a complete application is filed.

A subdivider may apply to the Advisory Agency for a one-year extension at any time before the initial time period set forth in paragraph 1 above expires. If the extension is denied, the subdivider may appeal that denial to the City Council within 15 days subject to timely filing with the City Clerk and payment of the required fees.

If the subdivider submits a complete application for a building permit during the periods of time specified in paragraphs 1 and 2 of this subsection, the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.

Suspensions. The Chairperson, Vice Chairperson or other designated member of the Planning Commission may take action to suspend any decision of the Staff Hearing Officer serving as the Advisory Agency and to schedule a public hearing before the Planning Commission to review said decision. The notice of suspension must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision. The Community Development Department shall prepare a report to the Planning Commission with staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. In the case of such suspension and review of the Staff Hearing Officer's decision, the Planning Commission shall serve as the Advisory Agency. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer after conducting a public hearing. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer.

Appeals. The decisions of the Staff Hearing Officer serving as the Advisory Agency may be appealed to the Planning Commission serving as the Appeal Board by the applicant or any interested party adversely affected by the decision of the Advisory Agency. The appeal must be filed with the Community Development Department within 10 calendar days of the date of the Staff Hearing Officer's decision unless a longer appeal period is allowed for other actions taken concurrently with the decision on the application, in which case the longer appeal period shall prevail. The appellant shall state specifically in the appeal how the decision of the Staff Hearing Officer is not in accord with the provisions of this title or the Subdivision Map Act or how it is claimed that there was an error or an abuse of discretion by the Staff Hearing Officer. The Community Development Department shall prepare a report to the Planning Commission with staff recommendations, including all maps and data and a statement of findings setting forth the reasons for the Staff Hearing Officer's decision. The Planning Commission shall affirm, reverse, or modify the decision of the Staff Hearing Officer following a public hearing. Notice of the time and place of the public hearing shall be given in accordance with the notice required for the public hearing before the Staff Hearing Officer; however, in addition to any other required notice, written notice shall be sent by first-class mail to the appellant.

Documents necessary to convey each and every property interest required to accomplish or implement the lot line adjustment, such as: agreement relating to the lot line adjustment, quitclaim deeds and acceptance thereof, or a declaration of lot line adjustment.

Legal descriptions of each lot before and after the lot line adjustment, prepared by a licensed surveyor.

Copies of all documents pertinent to the lot line adjustment (i.e., easements, deeds of trust, leases, agreements, etc.).

Notice of Resident Impact Report. The subdivider shall provide a copy of the resident impact report required by Government Code Section 66427.5(b) and this chapter to the residents of each mobilehome space within the affected mobilehome or permanent recreational vehicle park. Such notice shall be provided within 15 days after completion of the report, but in no case later than 15 days prior to the public hearing on the application. The subdivider shall also provide a copy of the report to any new or prospective residents in accordance with subsection B.4. below.

Notice of Exclusive Right to Purchase. At the time of filing the application, the subdivider shall provide the homeowners of each mobilehome space written notice of their exclusive right to purchase pursuant to Government Code Section 66427.5(a) and in accordance with Section 27.050.030.

Notice of Right to Continue Residency as Tenant. At the time of filing the application, the subdivider shall provide the residents of each mobilehome space written notice of their right to continue residency as a tenant in the park if they do not exercise their right to purchase, as required by Government Code Section 66427.5(a).

Notice to New Residents. After an application for a conversion of a mobilehome park to resident ownership has been filed with the City, the subdivider shall advise each prospective resident who thereafter proposes to occupy a mobilehome space within the mobilehome or permanent recreational vehicle park, in writing, that such application has been filed. Notice shall be provided prior to the execution of a rental agreement or commencement of such occupancy, whichever occurs first. The subdivider shall also provide a copy of the resident impact report to any new or prospective residents.

Notice of Termination of Tenancy. The subdivider shall provide each resident at least six months written notice of termination of tenancy after all required permits and approvals requesting the conversion to resident ownership have been approved by the City in accordance with Civil Code Section 798(g).

In the event that more than one homeowners' association purports to represent the homeowners in the mobilehome or permanent recreational vehicle park, the agreement required by Government Code Section 66427.5 and this section shall be with the resident homeowners' association which represents the greatest number of mobilehome spaces in the park.

The application must demonstrate that the homeowners' association gave its informed consent to the survey, including, but not limited to, proof that the applicant advised the homeowners' association of the following minimum requirements:

The results of the survey shall be submitted to the City upon the filing of the tentative or parcel map, to be considered in the City's decision as to whether to approve, conditionally approve, or disapprove the map, and the City may disapprove the map if it finds that the results of the survey have not demonstrated the support of at least a majority of the park's homeowners.

The subdivider shall be subject to a hearing by the Advisory Agency, which is authorized by local ordinance to approve, conditionally approve, or disapprove the map. The scope of the hearing shall be limited to the issue of compliance with this section.

Identification of the number of mobilehome spaces in the mobilehome park and the rental rate history for each mobilehome space over the four years prior to the filing of the application, including a list of spaces subject to the rent provisions of Chapter 26.08 and the spaces exempt from rent control based on long-term leases pursuant to Civil Code Section 798.17 during the four-year period;

Identification of the anticipated method and timetable for compliance with Government Code Section 66427.5(a), and identification of the number of existing homeowners expected to purchase their subdivided units within the first four years after conversion;

For non-purchasing homeowners who are not low income under Government Code Section 66427.5(f)(1), identification of the anticipated method and anticipated timetable for controlling the rents for the mobilehome spaces occupied by such homeowners pursuant to Government Code Section 66427.5(f)(1), and to the extent available, identification of the number of mobilehome spaces likely to be subject to these provisions;

For non-purchasing homeowners who are low income under Government Code Section 66427.5(f)(2), identification of the anticipated method and anticipated timetable for controlling the rents for the mobilehome spaces occupied by such homeowners pursuant to Government Code Section 66427.5(f)(2), and to the extent available, identification of the number of mobilehome spaces likely to be subject to these provisions;

If the useful life of any common facilities or infrastructure is less than 30 years, a study estimating the cost of replacing such facilities over their remaining useful life, and the applicant's plan, if any, to provide funding for same;

An estimate of the annual overhead and operating cost of maintaining the mobilehome park, its common areas and landscaping, including replacement costs as necessary, over the next 30 years and the applicant's plan, if any, to provide funding for the same;

The name and address of each resident, household size and length of time at address;

An estimate of the number of residents who are seniors or disabled. An explanation of how the estimate was derived must be included;

An estimate of the number of mobilehomes that are homeowner-occupied and the number that are occupied by a tenant(s). For rented mobilehomes, the nature of the tenancy (for instance, by lease or month-to-month) and identity of the lessor must also be provided;

The age of each mobilehome; whether it is a single, double, or triple; and the nature of all mobilehome improvements made by the homeowner which are known or reasonably known to the applicant;

An analysis of the potential for non-purchasing homeowners to relocate their mobilehomes to other comparable mobilehome parks or comparable alternative housing conducted by a relocation specialist in accordance with Section 30.185.290 I.5.g through 30.185.290 I.5.i.

The conversion contains provisions to ensure that the applicant shall avoid the economic displacement of all non-purchasing residents by offering each existing tenant the option to either purchase his or her condominium or subdivided unit which is to be created by the conversion of the park to resident ownership, or to continue residency as a tenant, in accordance with Government Code Section 66427.5(a) and this chapter;

A survey of resident support has been conducted and the results filed with the City in accordance with the requirements of Government Code Section 66427.5(d) and Section 27.50.050;

The conversion is a bona fide resident conversion pursuant to Government Code Section 66427.5 and this chapter;

The subdivider has completed and filed a resident impact report in accordance with the requirements of Government Code Section 66427.5(b);

Appropriate provisions or conditions have been made for the establishment and funding of an association or corporation adequate to ensure proper long-term management and maintenance of all common facilities and infrastructure;

The benefits to be derived from providing increased low-to-moderate cost home ownership opportunities outweigh the loss of rental housing opportunities; and

There are no physical conditions existing in the mobilehome park that are detrimental to public health or safety, unless: (a) all of the findings required above in subsections B.1. through B.6. are made, and (b) the subdivider has instituted corrective measures adequate to ensure prompt and continuing protection of the health and safety of park residents and the general public.

A map of appropriate size and to scale showing all of the following:

A statement of the owner, signed under penalty of perjury under the laws of California, that:

Areas of a lot that are a watercourse. Area is that portion of the creek located within the top of bank, as explained in the City of Santa Barbara Coastal Land Use Plan, Appendix 8.1, Determining Creek Top of Bank;

Areas of lots that contain slopes greater than 25%, as defined in Santa Barbara Municipal Code Section 30.15.030, Determining Average Slope or Section 28.15.080, Lot Area and Frontage Requirements, as applicable;

Areas of lots that contain wetlands as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) or the California Coastal Act 30121 for land within the coastal zone; and

Areas of lots located within the Coastal Bluff Edge Development Buffer as referenced in the City's Local Coastal Plan.

A dwelling that has been occupied by a tenant at any time during the three years before the date of the parcel map;

A structure designated as a historic structure or a candidate structure under any City ordinance or included on the State Historic Resources Inventory;

A dwelling that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;

Existing easements if the resulting lot would create a developable area that would interfere with the use of the easement for its intended purpose.

Front lot lines shall conform to the minimum public street frontage requirements of the Zoning Ordinance; a flag lot, or a lot with a narrow projecting strip of land extending along a street, is not permitted.

Each parcel shall have approximately equal lot width and lot depth, consistent with the minimum lot sizes described in subsection A above. Lot depth shall be measured at the midpoint of the front lot line. Lot width shall be measured by a line connecting two points on opposite interior lot lines that will result in a line parallel to the front lot line.

New lot lines must be straight lines, unless there is a conflict with existing improvements or the natural environment in which case the line may be not be straight but shall follow the appropriate course.

Lot lines facing a street shall generally be parallel to the street. Unless the minimum public street frontage is provided, the lot line dividing the two parcels must be parallel to and not less than 50 feet from an existing front lot line, or outside the front half of the existing lot, whichever is greater.

Interior lot lines not facing the street shall be at right angles perpendicular to the street on straight streets, or radial to the street on curved streets.

Lot lines shall be located within appropriate physical locations such as the top of creek banks, at appropriate topographical changes (top or bottom of slopes etc.) or at locations which clearly separate existing and proposed land uses.

Lot lines shall be contiguous with existing zoning boundaries.

The placement of lot lines shall not result in an accessory building or accessory use on a lot without a main building or primary use on the same lot, as defined in the Zoning Ordinance.

Lot lines shall not render an existing structure as nonconforming in any respect (e.g. setbacks, open yard, Floor Area Ratio, parking), nor increase the nonconformity of an existing nonconforming structure.

Vehicle access easements serving a maximum of two units shall meet the following standards:

Vehicle access easements serving three to four units shall meet the following standards:

Where a lot does not abut a public street, and where no automobile parking spaces are required or proposed for the residential development, a vehicle access easement is not required. An easement providing pedestrian access to a street from each lot shall be provided meeting the following standards:

Vehicle access easements shall not be located closer than 25 feet to an intersection.

Access and provisions for fire protection consistent with the California Fire Code shall be provided for all structures served by an access easement.

Surfacing of easements, pedestrian walkways required within easements, and turnaround dimensions shall meet the requirements of the California Fire Code, the City's Parking Access and Design Standards, and the parking design standards in the Zoning Ordinance.

Each lot created by the parcel map shall be used solely for residential dwellings.

No more than two residential dwelling units may be permitted on each lot. As used in this subsection, residential dwelling unit includes a unit created pursuant to Government Code Section 65852.21, a primary dwelling unit, an accessory dwelling unit as defined in Government Code Section 65852.2, or a junior accessory dwelling unit as defined in Government Code Section 65852.22.

Rental of any dwelling unit on a lot created by the parcel map shall not be less than 31 consecutive days, nor shall rental terms allow termination of the tenancy prior to the expiration of at least one 31-day period occupancy by the same tenant.