HomeMy WebLinkAbout1983-03-15; City Council; 7326; Revision of subdivision ordinance/7
CIT JF CARLSBAD — AGENDA 3ILL
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MTG. 3/15/83
DEPT..CA
TITLE: REVISIONS OF SUBDIVISION ORDINANCE
TO CONFORM WITH 1982 LEGISLATIVE
CHANGES TO SUBDIVISION MAP ACT
CITY ATTY
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RECOMMENDED ACTION:
Introduce Ordinance No. 7 (s> ]fQ
ITEM EXPLANATION
The attached ordinance implements some of the changes made to the
Subdivision Map Act during the 1982 Legislative Session, which have
not already been implemented by thaCity Council. Please see the
attached memorandum for full details.
EXHIBITS
Ordinance No. , ^ „ ^
Memorandum to Mayor and City Council
MEMORANDUM
DATE: February 3f 1983
TO: Mayor and City Council
FROM: City Attorney
SUBJECT: REVISION OF SUBDIVISION ORDINANCE
During the 1982 legislative session a significant number of amendments
were made to the State Subdivision Map Act. Many of the amendments
were technical in nature and intended only to clarify existing
provisions of the act. Other modifications were made in order to
accommodate the needs of subdividers in these difficult economic
times. This memorandum will discuss only those changes which were
substantive or significant or which involved changes in policy. All
of the changes have been discussed with the Assistant City Manager for
Development, the City Engineer and the Land Use Planning Manager. In
addition, changes that affect particular operations such as parks and
recreation have been discussed with the appropriate department head.
Except where noted the changes reflect their recommendations.
Attached to this memorandum is an ordinance which implements some of
the changes made to the Subdivision Map Act. Where changes to the
Subdivision Map Act have not been incorporated into the proposed
ordinance, the reasons for not doing so will be explained. Changes to
the Subdivision Map Act made by Chapter 87 of the 1982 Statutes which
went into effect in March 1982 have already been implemented by the
Council and, therefore, will not be discussed.
The changes to the map act are discussed in the order in which they
appear in the act. Unless otherwise stated, all section references
are to the State Government Code.
Section 66412, which establishes those projects to which the
Subdivision Map Act is inapplicable, has been amended by the addition
of subsection (g) which exempts conversions of community apartment
projects to condominiums if certain requirements are met; and by
subsection (h) which provides the same exemptions for the conversion
of stock cooperatives to condominiums. That change has been
implemented by Section 1 of the proposed ordinance. The requirements
of Section 66412 (g) and (h) have to do with percentage occupancy
threshholds and tenants' rights.
Section 66427.4 which deals with the procedures for creating a
subdivision from the conversion of a mobilehome park to another use
has been amended to require the City to take certain steps to mitigate
the impact of the conversion on the mobilehome park residents.
Previously mitigation was discretionary. Section 66427.4 has been
implemented by Section 3 of the proposed ordinance which will add
subsection (d) to Section 20.16.025 of the Carlsbad Municipal Code.
The proposed subsection tracks the language of the Subdivision Map Act
and is self explanatory.
Mayor and City Council -2- February 3f 1983
Section 66428 which, among other things, provides for a procedure for
waiving the requirement for a parcel map has been amended to allow the
City the option of including provisions for waiving the requirement
for a tentative and final map for the construction of a condominium
project on a single parcel. Staff decided not to recommend the
inclusion of such a waiver procedure at this time. Because such a
waiver may be appropriate in some circumstances e.g., where the
condominium will be built on a lot which already has full public
improvements and otherwise complies with all other aspects of the
subdivision ordinance, including the payment of all fees which would
otherwise be required for the project, the City Engineer and the Land
Use Planning Manaqer are studying the issue and will make a
recommendation on it in the near future.
Sections 66435.1 and 66435.2 have been added and Section 66445 has
been amended to allow local agencies the option of requiring that
certificates and acknowledgments now required to be included on the
face of a final or parcel map to be made by a separate instrument.
The separate instrument then must be recorded concurrently with the
final or parcel map being filed for record. Because the City Engineer
could find no significant benefit from this procedure and thought that
it would create an additional administrative burden on his staff, he
recommended that we not change our existing procedures. The only real
benefit of the procedure is that the subdivider does not have to cart
the actual map around to get it signed. However, because they have
been doing exactly that for years the benefit did not appear to
outweigh the administrative burden.
Section 66445 has been amended by the addition of subsection (i)
which requires an additional certificate regarding monumentation be
included on parcel maps. That amendment is implemented by Sections 9
and 11 of the proposed ordinance. The changes will allow subdividers
filing parcel maps the same options with regard to monumentation as
are available for final maps.
Section 66452.6(d) has been amended to allow a local aqency to process
and approve a final map after the tentative map has expired if the map
has been filed with the agency prior to the expiration date. This
amendment is implemented by Section 2 of the proposed ordinance. The
proposed amendment will require that the subdivider make a timely and
complete application before the expiration of the tentative map. If
this is done, the City can then process and approve the map after the
expiration date. However, if the subdivider's filing is either not
timely or not complete the law requires that the final map may not be
approved without first processing a new tentative map.
Section 66452.10 provides that stock cooperatives or community
apartment projects shall not be converted to condominiums without a
vote of the owners of the cooperative or project. This section
specifies the percentage of vote required for conversion. This
Mayor and City Council -3- February 3, 1983
section is implemented by Section 7 of the proposed ordinance which
requires the Council to find that the appropriate number of persons
have voted in favor of the conversion before approving a final map
for the subdivision.
Sections 66452.50 and 66452.51 have been added as a new article
entitled "New Rental Housing:Conversion". These sections provide a
procedure whereby the City, upon the request of a subdivider, may, in
connection with the approval of a subdivision map for the
construction of a condominium, enter into a binding agreement
mandating that the units first be made available for rental housing
for a period not less than ten years. No provisions need be added to
our municipal code to implement these sections. However, the City
and the development community should keep their provisions in mind
because they may be useful in helping the City attain its housing
element goals.
Section 66462.5 has been added to deal with situations where off-site
improvements are required to serve a subdivision but neither the City
nor the subdivider owns or has appropriate easements across the land
where the improvements will be made. It is our position that this
section is declaratory of existing law except insofar as it specifies
certain time limits in which the City must take action to acquire the
property. The Section provides that the City shall not postpone or
refuse the approval of a final map because the subdivider has failed
to meet a condition of the tentative map which requires the subdivider
to construct or install off-site improvements on land which the
subdivider or the City does not own. If that situation occurs the
City is required to either acquire by negotiation or commence eminent
domain proceedings to acquire the property. If the City does not meet
the time limits established by the section the condition requiring the
off-site improvements is deemed waived. The City may require the
subdivider to pay all the costs of acquiring the property which
would include the costs of proceeding with the eminent domain action.
The 90 day time limit can pose some problems for the City because of
mandatory requirements to attempt to acquire the property by
negotiation and the notice and hearing requirements for commencing an
eminent domain action. These problems can be mitigated by requiring
the subdivider to provide all the information necessary for the
commencement of eminent domain proceedings not later than 60 days
prior to the time which they file their final map for approval by the
City Council. Such a requirement is imposed by Section 6 of the
proposed ordinance. Section 6 also requires the subdivider to bear
the costs of acquiring the property necessary for the off-site
improvements. We have advised the Council in the past that they
should lend their power of eminent domain to subdividers when
necessary to acquire property for the construction of off-site
improvements, e.g. Tamarack Avenue from El Camino Real to Lake
Calavera Hills.
Mayor and City Council -4- February 3, 1983
Section 66474.2 has been added to provide that in deciding whether to
approve or disapprove a tentative map or tentative parcel map the City
shall only apply those ordinances, policies and standards in effect on
the date that the application is complete under Section 65943 of the
State Government Code (AB 884). Prior to the addition of Section
66474.2 the law was that the City must apply the ordinances, policies
and standards which were in effect on the date that it approved the
tentative map. The City may apply different ordinances, policies or
standards then those in effect on the application date if, before the
application is complete, it has formally instituted proceedings by
way of a resolution or ordinance to amend any ordinance, policy or
standard and has given notice of the proposed amendments. If all this
is done the City may apply any ordinances, policies or standards which
are adopted as a result of those proceedings which are in effect on
the date that the City approves the tentative map. This section does
not apply to changes which are requested by the subdivider.
This amendment is coupled with a change to Section 65961 which
provides that for five years after the recordation of a final map or
parcel map for a subdivision the City cannot require as a condition to
the issuance of a building permit, or any similar permit, the
performance of any conditions that the City could have imposed as a
condition of the previously approved tentative map. Nor can it
withhold the issuance of a building permit or similar permit for the
failure to conform with any conditions which could have been lawfully
imposed as a condition of the subdivision map. The City may, however,
impose conditions which were not imposed on the subdivision map if
failure to do so would place the residents of the subdivision or the
immediate community in a condition perilous to their health or safety;
or the condition is required in order to comply with state or federal
law. Further, the City may refuse to issue a permit if it finds that
it must do so in order to comply with state or federal law. Finally,
the City may assure compliance with the applicable zoning ordinance.
What this apparently does is preclude the City from changing its
ordinances, policies and standards in response to a subdivision
application and then either refuse to issue the subdivision map or
condition the map upon compliance with the changed ordinance, policy
or standard. However, the Council may still require buildings to
comply with changes in the zoning ordinance. The law has always been
that the rules applicable to a subdivision were those in effect on the
date of the approval of the tentative map and that the rules
applicable to a building permit were those in effect on the date of
issuance of the building permit.
Because of these sections, the City should formally initiate
proceedings whenever it is considering making changes to ordinances,
policies or standards which may effect development. Formally
initiating the proceedings will allow the City to control the cutoff
date for applicability of the changed rules and will reduce the
administrative burden that this law will cause. We also suggest that
major revisions to policies, procedures or standards which will affect
Mayor and City Counil -5- February 3, 1983
subdivisions be reviewed and updated on a regular basis e.g.,
quarterly or semi-annually, rather than sporadically as we do now.
This will allow staff to keep better track of which laws apply to
which subdivisions. This law will remain in effect only until 1989
unless it is extended by a subsequent statute. The law becomes
effective July 1, 1983. Before it does, planning and engineering
should review the subdivision and zoning standards for any needed
changes which would be affected by this legislation. No immediate
revisions are needed to implement these new sections.
Significant changes were made to the provision of the Map Act dealing
with park-in-lieu fees.
Section 66477(b) have been amended to establish the method for
calculating the amount of land to be dedicated or fees to be paid and
limits the land to be dedicated to three acres of park for 1,000
persons residing within a subdivision. The City of Carlsbad uses 2.5
acres per 1,000 persons. We are presently working with the Parks and
Recreation Director to determine whether the other requirements of
section (b) have been met. Once the review is done we will be able to
determine if we need to change anything in our present method for
calculating fees.
Subsection (c) of Section 66477 has been amended to clarify the
purpose to which the land or fees may be put. The old law simply said
that the fees could be used for the purpose of providing parks and
recreational facilities. The new law says that the fees may be used
for developing new or rehabilitating existing park or recreation
facilities. This change has been incorporated into Section 12 of the
proposed ordinance.
Subsection (f) has been amended to provide that the schedule which the
City develops specifying when and how it will use the land or fees
must now also specify where the land and fees will be used. This
change is also incorporated into Section 12 of the proposed ordinance.
The recent amendment to Section 66477 also provides that the park
dedication ordinance does not apply to any commercial or industrial
subdivision. The old law seemed to indicate that certain commercial
subdivisions could be required to pay a park fee. This change is also
incorporated in Section 12 of the proposed ordinance.
The new law also provides for credit against the land or fees for
certain improvements provided by a subdivider. In response to these
amendments we are proposing an addition of Section 20.44.130 to the
Municipal Code. This is also contained in Section 11 of the proposed
ordinance. Subparagraph (a) of proposed Section 20.44.130 provides
that whenever a subdivider provides park and recreational improvements
including equipment to dedicated land the value of the improvements or
equipment shall be determined by the City Council and then shall be
credited against the fees to be paid or the land to be dedicated. In
Mayor and City Council -6- Febuary 3f 1983
order to qualify for the credit the improvements or equipment must
have the prior approval and be done to the satisfaction of the parks
and recreation director.
A provision has also been added to give credit for private
recreational areas. An amendment to Section 65477 makes planned
developments "eligible" for a credit in an amount determined by the
City Council, for private recreational areas. Proposed subsection
(b) of Section 20.44.130 would allow a subdivider of a planned
development to request the Council to give credit for active
recreational areas provided within the boundaries of the planned
development. The Council could give a credit of up to ten percent of
the amount of the fees to be paid or the land to be dedicated. The
parks and recreation director believes that no credit should be given
for active recreational areas within planned developments. According
to the Parks and Recreation Director, giving a credit for private open
space is not consistent with the Parks Element of the General Plan.
The last time the Council amended the park-in-lieu ordinance, it
deleted the old provision for giving the credit. If the Council
believes that no credit is appropriate it is our opinion that such
action would be permissible under the new law. Associated Home
Builders v. City of Walnut Creek, (1971) 4 Cal.3d 633, 646. Giving
no creditis based on the determination that the park and recreation
facilities provided by private areas do not add to the total
recreation facilities for the City, but are rather substitutes for the
type of recreational area normally provided by the bigger yard areas
of traditional R-1 lots i.e., the trade-off for the planned
development permit allowing smaller yards is providing private
recreational areas on-site. Therefore, community parks must still be
fully supported by full park fees from planned developments. However,
because developers occasionally provide more private recreational area
than is required under the planned development ordinance, the proposed
ordinance has been drafted in a way to at least allow a subdivider to
request the Council to give a limited credit for private recreational
areas. In granting the credit the Council would have to determine
that the credit is consistent with the Parks and Recreation Element of
the General Plan.
Finally, Section 66477.5 has been added which states that the interest
earned by the City on cumulative park-in-lieu may be used for
maintenance of any existing park within the City. This authorization
shall remain in effect only until January 1, 1985 unless it is
extended by a subsequent statute. Our present ordinance is silent on
the use of interest, and no amendment is needed to implement this
change.
Section 66499(b) has been amended to eliminate the requirement that
bonds, letters of credit, or instruments of credit be recorded with
the county recorder. All other types of security are still required
to be recorded. No change to our subdivision ordinance needs to be
made in response to that amendment.
Mayor and City Council -7- February 3, 1983
Section 66499.3 has been amended by the addition of subsection (c)
which provides an exemption from the requirement for providing
security to certain California non-profit corporations. Non-profit
corporations are not exempt from the security required to guarantee
the improvements. This amendment is implemented by Section 5 of the
proposed ordinance.
Section 4 of the proposed ordinance adds letters of credit to the list
of approved securities for improvements on subdivisions. Changes to
the Subdivision Map Act made in 1981 added letters of credit to the
list of approved securities the City may choose to use for securing
subdivision obligations. Use of letters of credit involves some risks
to the City. However/ when appropriately drafted and issued by an
approved financial institution, letters of credit can be an effective
means of securing subdivision obligations. In order to limit the
risks to the City, the proposed ordinance requires that the letter of
credit be in a form approved by the Finance Director and the City
Attorney and that the financial institution which issues the letter of
credit be approved by the Finance Director and the City Attorney.
Without those conditions we would not recommend use of letters of
credit especially given the existing economic situation.
Finally, Section 8 and 9 of the proposed ordinance provide that
tentative parcel maps will expire 24 months after approval or
conditional approval rather than after one year. This was done in
response to a change in section 66463.5.
In summary, the proposed ordinance implements the changes made to the
Subdivision Map Act during 1982. In almost all cases the amendments
will make the subdivision process easier for subdividers. Our office
joins with the affected departments and recommends the adoption of the
proposed ordinance.
VINCENT P. BIONDO, JR., City Attorney
by:
DArfZ£L~~5. HENTSCHKE
Assistant City Attorney
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§66427.4
ORDINANCE NO.9680
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA AMENDING TITLE 20 OF THE
CARLSBAD MUNICIPAL CODE BY THE AMENDMENT OF
VARIOUS CHAPTERS AND SECTIONS TO IMPLEMENT
CHANGES MADE TO THE SUBDIVISION MAP ACT DURING
THE 1982 LEGISLATIVE SESSION.
The City Council of the City of Carlsbad does ordain as
follows:
SECTION 1. That Title 20, Chapter 20.04 of the Carlsbad
Municipal Code is amended by the addition of Section
20.04.040(b)(8) to read as follows:
"(8) Unless a parcel or final map was approved by the
City Council, the conversion of a community apartment project or
a stock cooperative to a condominium provided that the
requirements of Section 66412(g) or (h), respectively, of the
State Government Code have been met and the subdivider provides
certification that the requirements have been met."
SECTION 2: That Title 20, Chapter 20.12 of the
Carlsbad Municipal Code is amended by the addition of the
following sentence to Section 20.12.100(d):
"Once a timely and complete filing of a final map for
approval by the City Council has been made pursuant to this code,
subsequent actions of the City, including but not limited to
processing, approving, and recording may occur after the date
for expiration of the tentative map."
SECTION 3: That Title 20, Chapter 20.16 of the
Carlsbad Municipal Code is amended by the addition of Section
20.16.025(d) to read as follows:
11 (d) When approving or conditionally approving a
tentative map for conversion of a mobilehome park, the Planning
Commission or the City Council shall do one of the following:
(1) Mitigate any significant adverse impact of
the conversion on the ability of displaced mobilehome park
residents to find adequate space in a mobilehome park by zoning
additional land for mobilehome parks;
(2) Find that there is sufficient land zoned for
mobilehome parks or sufficient space available in other
mobilehome parks for the residents who will be displaced;
§66499(3)
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(3) Require the subdivider to mitigate any
adverse impact pursuant to subsection (c);
(4) Find that the mitigation required by
Subsection (d)(1) and (d)(3) is not feasible. "Feasible" means
capable of being accomplished in a successful manner within a
reasonable period of time, taking into account economic,
environmental, social and technological factors."
SECTION 4: That Title 20, Chapter 20.16 of the
Carlsbad Municipal Code is amended by the addition of Section
20.16.070(4) to read as follows:
"(4) A letter of credit in a form approved by the
Finance Director and the City Attorney from a financial
institution regulated by the state or federal government and
approved by the Finance Director and the City Attorney."
SECTION 5: That Title 20, Chapter 20.16 of the
Carlsbad Municipal Code is amended by the addition of Section
20.16.080(5) to read as follows:
"(5) Whenever an entity required to furnish security
is a California non-profit corporation funded by the United
States of America or one of its agencies, or the State of
California or one of its agencies, the entity shall not be
required to comply with subsections (1) or (2) provided that the
conditions established by subsection (c) of Section 66499.3 of
the State Government Code are met."
SECTION 6: That Title 20, Chapters 20.16 and 20.28 of
the Carlsbad Municipal Code shall be amended by the addition of
Section 20.16.095 and 20.28.095, respectively, to read as
follows:
"20.16.095 Off-Site Improvements - Acquisition of
Property Interests. Whenever a subdivider is required as a
condition of a tentative map to construct or install off-site
improvements on property which neither the subdivider nor the
City owns then not later than sixty days prior to filing the
final map for approval the subdivider shall provide the City with
sufficient information, reports and data, inluding but not
limited to, an appraisal and title report, to enable the City to
commence proceedings pursuant to Title 7 of Part 3 of the Code of
Civil Procedure to acquire an interest in the land which will
permit the improvements to be made, including proceedings for
immediate possession of the property pursuant to Article 3 of
said Title. The subdivider shall agree pursuant to Section
20.16.060 to complete the improvements at such time as the City
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has a sufficient interest in the property to permit the
construction of the improvements. The subdivider shall bear all
costs associated with the acquisition of the property interests
and the estimated cost thereof shall be secured as provided in
Section 20.16.070."
"20.28.095 Off-Site Improvements - Acquisition of
Property Interests.Whenever a subdivider is required as a
condition of a tentative parcel map to construct or install
off-site improvements on property which neither the subdivider
nor the City owns then not later than sixty days prior to filing
the parcel map for approval the subdivider shall provide the City
with sufficient information, reports and data, inluding but not
limited to, an appraisal and title report, to enable the City to
commence proceedings pursuant to Title 7 of Part 3 of the Code of
Civil Procedure to acquire an interest in the land which will
permit the improvements to be made, including proceedings for
immediate possession of the property pursuant to Article 3 of
said Title. The subdivider shall agree pursuant to Section
20.28.070 to complete the improvements at such time as the City
has a sufficient interest in the property to permit the
construction of the improvements. The subdivider shall bear all
costs associated with the acquisition of the property interests
and the estimated cost thereof shall be secured as provided in
Section 20.28.070."
SECTION 7: That Title 20, Chapter 20.20 of the
Carlsbad Municipal Code is amended by the amendment of Section
20.20.020(d) to renumber subparagraph (5) as subparagraph (6)
and to add a new subparagraph (5) to read as follows:
"(5) That the owners of a stock cooperative or
community apartment project have voted in favor of such
conversion as specified by Section 66452.10 of the State
Government Code."
SECTION 8: That Title 20, Chapter 20.24 of the
Carlsbad Municipal Code is amended by the amendment of Section
20.24.160 to replace the words "one year" with the words "twenty-
four months", and by adding the following sentence to the end of
said section:
"This section applies to all tentative parcel maps
approved or conditionally approved after January 1, 1983;
tentative parcel maps approved prior to that date shall expire
one year from the date of approval or conditional approval
unless extended pursuant to Section 20.24.180."
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SECTION 9: That Title 20, Chapter 20.24 of the
Carlsbad Municipal Code is amended by the amendment of Section
20.24.170 to replace the words "one year" with the words "twenty
four months."
SECTION 10: That Title 20, Chapter 20.28 of the
Carlsbad Municipal Code is amended by the addition of the
following sentence to the end of Section 20.28.110:
"The monuments shall be set prior to the approval of
the map unless the setting thereof is deferred by the City
Engineer in accordance with Section 66496 of the State
Government Code. The City Engineer is authorized to accept
monumentation agreements and securities for parcel maps on
behalf of the City."
SECTION 11: That Title 20, Chapter 20.32 of the
Carlsbad Municipal Code is amended by the addition of Section
20.32.040(8) to read as follows:
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(8) A certificate by the engineer or surveyor
responsible for preparation of the map stating that all
monuments are of the character and occupy the positions
indicated, or that they will be set in such positions on or
before a specified date. The certificate shall also state that
the monuments are, or will be, sufficient to enable the survey
to be retraced."
566477(c) SECTION 12: That Title 20, Chapter 20.44 of the
Carlsbad Municipal Code is amended by the amendment of Section
20.44.090 to replace the word "providing" with the words
"developing new or rehabilitating existing";
By the amendment of the first sentence of Section
20.44.100 to read as follows:
566477(f) "The City Council shall develop a schedule specifying
how, when and where it will use the land or fees or both to
develop park or recreational facilities to serve the residents of
the subdivisions within the park area of the City in which the
subdivisions are located."
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§66477
§66477(I]
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By the amendment of Section 20.44.120(b) to read as
follows:
"(b) The provisions of this chapter also do not apply
to commercial or industrial subdivision; nor 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 when no new dwelling units are
added."
follows:
And by the addition of Section 20.44.130 to read as
"20.44.130 Credits against fee or land.
(a) Whenever a subdivider provides park and
recreational improvements, including equipment, to dedicated
land, the value of the improvements or equipment as determined by
the City Council shall be a credit against the fees to be paid or
land to be dedicated pursuant to this chapter; provided, that
the improvements or equipment have been done or installed with
the prior approval and to the satisfaction of the Director of
Parks and Recreation or for subdivisions of more than 50 units
with the prior approval and to the satisfaction of the City
Council.
(b) Whenever a subdivider of planned development or
real estate development, as defined in Section 11003 and 11003.1,
respectively, of the State Business and Professions Code, has
provided active recreational areas within the boundaries of the
subdivision in excess of that required by Chapter 21.45 of this
code, the subdivider may, at the time that the final map or
parcel map is submitted for approval, request that the City
Council give a credit of up to ten percent of the amount of fees
to be paid or land to be dedicated pursuant to this chapter for
the value of the active recreational area."
EFFECTIVE DATE: This Ordinance shall be effective
thirty days after its adoption and the City Clerk shall certify
to the adoption of this ordinance and cause it to be published
at least once in the Carlsbad Journal within fifteen days after
its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the
Carlsbad City Council held on the 15th day of March _ ,
1 9 83 r and thereafter
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PASSED AND ADOPTED at a regular meeting of said City
Council held on the 12th day of April , 19 83 by
the following vote, to wit:
AYES: Council Members Casler, Lewis, Kulchin, and Prescott
NOES: Council Member Chick
ABSENT: None
*/k~a^^ $.
MARY H.<£ASLER, Mayor
ATTEST:
ALETHA L. RAUTENKRANZ, City Clgrk
(Seal)
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