PARCEL MAP

WHAT IS A PARCEL MAP (PM)?

A "parcel map" is a legal mechanism to subdivide real property into smaller parcels. In certain circumstances, there is a limit to the number of parcels that can be created by using the parcel map process. Typically, a maximum of four (4) residential parcels can be created with a parcel map. Consequently, the required improvements to the infrastructure are considerably less than that required of larger projects.

The parcel map process is typically used by landowners who are not "developers," but who happen to have a large piece of property and desire to create smaller parcels. A landowner can only use the parcel map process once, in most circumstances, otherwise future divisions of the same or adjacent property by the same property owner will require a tract map.

WHAT ARE THE SUBMITTAL REQUIREMENTS FOR A PARCEL MAP?

Applications for a parcel map may be obtained at the Planning Department counter or mailed upon request. Typically, a licensed land surveyor or registered civil engineer will submit the application on behalf of the property owner. (Due to the technical nature of the mapping process, state law requires that the parcel map be prepared by a licensed land surveyor or registered civil engineer.)

Once an application is submitted to this office, it will be reviewed to determine if it is complete. An application package will consist of the following:

* Application form, signed by the owners and agent/representative;

* Two (2) copies of a preliminary title report (less than ninety (90) days old);

* Two (2) copies of the proposed parcel map, prepared by a land surveyor or engineer;

* Hazardous Waste Site Verification Statement; and

* Preliminary review fee.

The California Environmental Quality Act (CEQA) requires that an environmental study be prepared for some types of projects. Often, parcel maps are found to be exempt from CEQA. However, some parcel maps require a more extensive environmental review. The environmental study can take the form of a Negative Declaration, a Mitigated Negative Declaration, or an Environmental Impact Report. If the Planning Director determines that an environmental study will be required, the applicant will be required to submit a completed Environmental Information Form. Technical reports may also be required. These may include: a biota report, an archaeological survey, a soils report, a geologic hazard report, and a groundwater analysis, among other studies/reports. These studies will be used to assess the existing physical condition of the property and to determine the impacts the parcel map (construction of one (1) residence per parcel) may have upon the environment.

WHAT IS THE PROCESS A PARCEL MAP GOES THROUGH?

After a parcel map application has been formally accepted as complete, the map is sent to several governmental agencies, utility companies, and the public to review and comment. A Notice of Opportunity for Public Hearing is sent to all of the property owners within 300 feet of the site and is published in the local newspaper. A parcel map is not scheduled for a public hearing unless one is requested by the applicant or any other interested person. (If an environmental study is required, the map is not sent out for review until the environmental document has been prepared.)

All of the comments received during this "review period" are compiled by the Planning Department. A list of recommended conditions of approval and recommended findings will then be prepared to ensure all local and state requirements are satisfied. This recommendation, along with copies of the comments the Department has received, is known as the "Advance Report." The Advance Report is sent to the applicant fifteen (15) days before final action is scheduled on the parcel map. This time is provided so that the applicant can review the draft recommendation and discuss it with the Department or any commenting agency. Applicants are strongly encouraged to carefully read the Advance Report and contact the staff planner about any questions or concerns, prior to the action date. On a predetermined date, action is taken to conditionally approve or deny the parcel map. At this point, if the parcel map is approved, it is considered to be "tentatively approved."

Conditions of approval must be satisfied before the parcel map can record. These conditions will often require: improvements and dedications be made for roads, drainage issues be resolved, fire protection be provided, water and sewer service be supplied, park fees be paid, or other fees be paid or improvements constructed.

The parcel map process consists of two (2) distinct phases. The "tentative" process and the "final" process. The Planning Department acts as the Advisory Agency. The Advisory Agency is responsible for processing the parcel map from its initial submittal through to the tentative approval. The County Surveyor is responsible for processing the parcel map from tentative approval through to the recordation of the final parcel map. The Engineering and Survey Services Department acts as the County Surveyor. Once a parcel map is tentatively approved, the applicant works with the County Surveyor to demonstrate compliance with the conditions of approval. Once the final parcel map is approved in its final form by the County Surveyor and all conditions of approval have been satisfied, the final parcel map is then ready to be recorded.

HOW LONG DOES IT TAKE TO PROCESS A PARCEL MAP?

An applicant can expect to receive a written response to the initial submittal of an application in approximately two (2) weeks. Once the application is deemed complete and formally accepted, action to conditionally approve or deny the map will occur within fifty (50) calendar days. However, if an environmental study is required, this processing time is lengthened considerably. (Typically, ninety (90) to one hundred and twenty (120) days are added onto the process.) Once a parcel map is tentatively approved, processing of the final parcel map varies. It is dependent upon you and your surveyor's or engineer's ability to satisfy the conditions of approval and record the map. Thirty (30) days after tentative approval would be considered quick, while ninety (90) days would be considered typical or routine. Once the parcel map is recorded, the property is subdivided; the land division has occurred. It will often take several weeks for the county's official maps and computer data bases to be updated to reflect the new subdivision.

I WANT TO SUBDIVIDE MY PROPERTY!! WHERE DO I START?

The first step in subdividing land is to determine if such a proposal is feasible. Contact our Department to find the zoning and general plan designation for the site. This will determine if the land can be subdivided, and it will determine the minimum lot size. Occasionally, it is necessary to obtain a zone change or other discretionary approvals prior to, or concurrent with, a parcel map.

Upon determining that it is feasible to subdivide the land, the next step is to hire a licensed land surveyor or registered civil engineer. They will work with this Department to ensure that approval of the tentative parcel map and recordation of the final parcel map comply with all local and state requirements.

Should you have any questions regarding the county's parcel map process, please contact this Department at (661) 862-8600 and ask to speak to a planner assigned to the Land Division Unit.

(FORM203.PDS 4/99)