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Subdivision

This information is provided to assist you in the preparation of the following subdivision applications: tentative map, minor subdivision, and condominium conversion.

What is a Subdivision?

The Pleasanton Municipal Code establishes a procedure for the review of the design and improvement of various types of subdivisions of land pursuant to the provisions of the State Subdivision Map Act. A tentative map is required to divide property into five or more lots for the purpose of sale or lease. The Planning Commission is the decision-making body designated to act on tentative map applications. A minor subdivision allows the division of property into 4 or fewer lots and is reviewed by the Staff Review Board. Condominium conversions are subdivisions for which special approval is required to convert apartment buildings, apartment complexes, and mobile home parks to individually owned residential units. Condominium conversions require City Council approval.
 
Information Required

  • Application + Fee
  • Environmental Questionnaire
  • Subdivision Map
  • Vicinity Map

The quantities of exhibits required to accompany each type of application are as follows: Tentative Map - 15 copies, Minor Subdivision - 10 copies, Condominium Conversion - 15 copies. Exhibits must be submitted on 18" x 24" or 24" x 36" standard-sized sheets, folded to fit an 8½" x 11" file folder.

Application + Fee - It is important that the entire application form be filled out and fees paid upon application submittal. Planning fees are as follows: Tentative Map - $2,000 + $10/lot, Minor Subdivision - $50, and Condominium Conversion - $50. Please state the purpose of the project (e.g. size/area of existing parcel(s), proposed number of lots, unique features of the subdivision, etc.) on the application form. A planner can assist you as needed. A property owner signature or letter of authorization is also required.

Environmental Questionnaire - Depending on the size and nature of the project proposed, your application may be subject to the requirements of the California Environmental Quality Act (CEQA). A planner will determine whether the initial environmental assessment form and fees will be required to accompany your application.

Vicinity Map - The vicinity map should be drawn at a scale of 1" = 1000' and should show the names, tract numbers, streets, and tract lines of all existing subdivisions within ½ mile of the proposed subdivision. The vicinity map should show the proposed General Plan land use and the suggested street layout in any adjoining property or in any portions of the subject property proposed for later development.

Subdivision Map - Chapter 19 of the Pleasanton Municipal Code ("Subdivisions") states that subdivision applications must be prepared by "a person competent in the preparation of such maps, such as a registered civil engineer or licensed surveyor or practicing land or city planner." The topography and boundaries of a subdivision map must be certified as to accuracy by a registered civil engineer or licensed surveyor, and all public improvements must be designed by a registered civil engineer. Subdivision maps must be prepared at a scale of one inch equals one hundred feet (1" = 100'), unless otherwise required by the City Engineer. All submittals must be clearly and legibly reproduced.

The subdivision map (or an accompanying data statement) must clearly indicate the following items or it may be rejected by the Planning Department:

  1. The tract number and name. (The tract name shall not duplicate or nearly duplicate the name of any other tract in Alameda County.)
  2. The name and address of both the record owner(s) of the property and the subdivider.
  3. The name and address of the person, firm, or organization preparing the subdivision map.
  4. The date, north arrow, and a written and graphic bar scale.
  5. A sufficient description to define the location and boundaries of the proposed subdivision.
  6. The locations, names, and existing widths of adjacent streets and highways.
  7. The names and number of adjacent tracts and the names of owners of adjacent, unplatted land.
  8. Contour lines depicting the topography of the property (at one-foot intervals for areas of flat to 5% slope, and at five-foot contours for areas exceeding 5% slope). The contours should refer to the system of bench marks established by the City Engineer (utilizing U.S. Coast and Geodetic Survey mean sea level datum of 1929).
  9. The approximate boundaries of areas subject to inundation or storm-water overflows, and the location, width, and direction of flow of all existing watercourses and storm drain facilities, including a schematic diagram indicating the proposed storm drain system with tentative sizes and grades.
  10. The existing use(s) of the property and (to scale) the outline of any existing buildings in relation to existing or proposed street and lot lines.
  11. The present zoning and proposed use(s) of the property, as well as proposed zoning changes, whether immediate or future.
  12. Any proposed public areas.
  13. The location of all trees with a trunk diameter four inches (4") or greater which are located within the boundaries of the tract, or outlines of orchards or groves of trees. Drip lines of these trees shall be indicated.
  14. The dimensions, locations, and uses of all existing or proposed easements for drainage, sewerage, water, and public utilities.
  15. The radius of each curve.
  16. The lot layout and the dimensions of each lot, including the size of the smallest lot in the tract.
  17. A statement of the water and other utility source(s), indication of the location of all fire hydrants, and schematic diagram showing the proposed water system with tentative pipe sizes.
  18. A statement of provisions for sewage disposal, and a schematic diagram indicating the proposed sanitary sewer system with tentative sizes and grades.
  19. The locations, names, widths, approximate proposed grades, and gradients of all streets, and a typical cross section of curbs, gutters, sidewalks, easements, and other improvements.
  20. An outline of any proposed deed restrictions.
  21. Each street to be dedicated to the City should be shown on the subdivision map. Any continuation of an existing public street must have the same name as the existing street. The proposed name(s) of any new street(s) must be shown.

The Application Process

**PLEASE ALLOW 4 TO 6 WEEKS FOR COMPLETE SUBDIVISION

APPLICATIONS TO BE PROCESSED**

Staff Analysis

Tentative map, minor subdivision, and condominium conversion applications require public notice and a public hearing before action can be taken by the City. The City's Municipal Code (Chapter 17.04) states specific requirements which must be met prior to a public hearing for a condominium conversion (e.g. notice to tenants, rent increase protection, elderly and handicapped tenant rights, tenant relocation assistance, and tenant purchase assistance). A copy of Chapter 17.04 ("Condominium Conversions") may be obtained from the Planning Department.

After an application is submitted, it will be reviewed at the first available Planning Department staff meeting, which generally occurs weekly on Monday mornings. The project will be assigned to a staff planner who will contact you to report the project's status and to obtain additional information if necessary. The proposal will be analyzed for conformance with zoning and General Plan land use standards, grading and utility design standards, and consistency with any prior development plan (and related conditions of approval) approved for the site. Your application will be scheduled for a public hearing and a staff report will be prepared containing staff's analysis of the case along with a recommendation for action.

Public Meeting

In compliance with state law, a notice will be sent to everyone who owns property within 300 feet of the project site informing them of the proposed project and the date, time, place, and purpose of the public hearing. It is at the hearing that the actual decision will be made concerning your application.

Tentative map applications are reviewed by the Planning Commission. The Commission meets on the second and fourth Wednesday evening of each month in the City Council Chambers located at City Hall (200 Old Bernal Avenue). You will be provided with a copy of the staff report and meeting agenda several days prior to the hearing. The Planning Commission will consider the information in the staff report and any testimony given at the hearing. It is recommended that you attend the hearing to represent your application and to answer any questions the Commission may have.

Minor Subdivision applications are reviewed by the Staff Review Board, which meets each Thursday at 1:30 p.m. in the Large Conference Room in City Hall (200 Old Bernal Avenue). The Board will consider the information in the staff report as well as any testimony given at the hearing. It is recommended that you attend the hearing to answer any questions the Board may have.

Condominium conversion applications involving 5 or more lots must be reviewed by the City Council (applications which involve 4 or fewer lots may be reviewed by the Staff Review Board). Projects which are approved may proceed with the subdivision process by submitting an application for tentative map or minor subdivision approval. If applicable, condominium conversion applications may be considered at the same time as a development plan proposal for a property.

Appeal Period

You will be informed officially by letter of the action taken by the City on your application and of any conditions that may have been attached to an approval. The decision becomes effective 15 days after the ruling. If your request is denied, or you do not agree with an attached condition, you may appeal the decision to the Planning Commission (in the case of a minor subdivision) or to the City Council (in the case of a tentative map) by submitting a written request and a fee (equal to 25% of the original application fee) to the Planning Department within the 15 day appeal period. An appeal will be scheduled for the first available Planning Commission or City Council meeting. Appeals of staff decisions to the Planning Commission may be further appealed to the City Council. Public notice will be given and a staff report prepared in the same manner as for the first public hearing.

Project Approval

The decision of the City Council will be final. If the Planning Commission or Staff Review Board approves your application and there is no appeal filed within the 15-day appeal period, the decision becomes effective. Once a subdivision has City approval, it must be recorded with the County. This phase of the process (tentative map to final map; minor subdivision to final parcel map) is administrative and is coordinated through the City's Engineering Department. For additional information on the final map/parcel map process, please contact the Engineering Department at 931-5650.
 
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