Chapter 9.80
FINAL MAPS
Sections:
9.80.060 Submittal for city approval.
9.80.070 Approval by city council.
9.80.080 Denial by the city council.
9.80.090 Filing with the county recorder.
9.80.010 General.
The form, contents, accompanying data, and filing of the final map shall conform to the provisions of this chapter.
The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor and shall be based upon a survey and shall conform to the provisions of this chapter. (Ord. 806 § 1, 2007).
9.80.020 Form.
The form of the final map shall conform to the Map Act and as provided herein.
The final map shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester-base film. Certificates, affidavits, and acknowledgements may be legibly stamped or printed upon the map with opaque ink. If ink is used on polyester-base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.
The size of each sheet shall be 18 inches by 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall not be less than one inch equal to 100 feet or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. When four or more sheets including the certificate sheet are used, a key sheet will be included.
All printing or lettering on the map shall be of one-eighth inch minimum height and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings.
The final form on the final map shall be as approved by the city engineer. (Ord. 806 § 1, 2007).
9.80.030 Contents.
The contents of the final map shall conform to the Map Act and as provided herein.
A. Boundary. The boundary of the subdivision shall be designated by an opaque blue line applied in such a manner as not to obliterate figures or other data.
B. Title. Each sheet shall have a title showing the subdivision number and name and the location of the property being subdivided with reference to maps which have been previously recorded or by reference to the plat of a United States Survey. The following words shall appear in the title: “In the City of Bell Gardens.”
C. Certificates/Statements. The following certificates shall appear only once on the cover sheet:
1. Owners’ Statement. A statement, signed and acknowledged by all parties having record title interest in the land subdivided, except as specified in the Map Act, consenting to the preparation and recordation of the map and offering for dedication to the public certain specified parcels of land.
2. Engineer’s/Surveyor’s Statement. A statement by the engineer or surveyor responsible for the survey and final map shall appear on the map. The statement shall give the date of the survey, state that the survey and final map were made by or under the direction of the engineer or surveyor, and that the survey is true and complete as shown.
The statement shall also state that all the 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 statement shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced.
The statement shall state that the map complies with the Map Act and the provisions of this division.
3. City Engineer’s Statement. A statement by the city engineer stating that he has examined the map; that it is substantially the same as it appeared on the tentative parcel and tentative tract maps and any approved alterations thereof; that it complies with all provisions of the Map Act and this division; and that it is technically correct.
4. City Surveyor’s Statement. A statement by the city’s surveyor stating that he has examined the map for conformance with the mapping provisions of the Subdivision Map Act, and that he is satisfied that the map is technically correct.
5. City Clerk’s Certificate. A certificate for execution by the city clerk stating the date and number of the resolution adopted by the city council approving the final map and stating that the city council accepted, accepted subject to improvement, or rejected on behalf of the public any real property offered for dedication for public use in conformity with the terms of the offer of dedication.
D. Scale, North Point, and Basis of Bearings. There must appear on each map sheet the scale, the north point, and the basis of bearings based on Zone III of the California Coordinates and the equation of the bearing to true north. The basis of bearings shall be approved by the city engineer.
E. Linear, Angular, and Radial Data. Sufficient linear, angular, and radial data shall be shown to determine the bearings and lengths of monument lines, street center lines, the boundary lines of the subdivision and the boundary lines of every lot and parcel which is a part thereof. Length, radius, and total central angle or radial bearings of all curves shall be shown. Ditto marks shall not be used in the dimensions and data shown on the map.
F. Monuments. The location and description of all existing and proposed monuments shall be shown. Standard city monuments shall be set at (or from offsets as approved by the city engineer) the following locations:
1. The intersection of street center lines.
2. Beginning and end of curves in center lines.
3. At other locations as may be required by the city engineer.
G. Lot Numbers. Lot numbers shall begin with the number “1” in each subdivision and shall continue consecutively with no omissions or duplications except where contiguous lands, under the same ownership, are being subdivided in successive units, in which event lot numbers may begin with the next consecutive number following the last number in the preceding unit. Each lot shall be shown entirely on one sheet of the final map, unless otherwise approved by the city engineer.
H. Adjoining Properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number, or by name when not identified by official number, and reference to the book and page of the filed map showing such subdivision; and if no such subdivision is adjacent, then by the name of the owner and reference to the recorded deed by book and page number for the last recorded owner of such adjacent property.
I. City Boundaries. City boundaries which cross or join the subdivision shall be clearly designated.
J. Street Names. The names of all streets, alleys, or highways within or adjoining the subdivision shall be shown.
K. Easements. Easements for roads or streets, paths, alleys, public utility easements, rights-of-way for local transit facilities such as bus turn-outs, benches, shelters, landing pads, and similar items which directly benefit the residents of a subdivision, or storm drainage easements, sanitary sewer easements, or other public uses as may be required, shall be offered for dedication to the public for acceptance by the city or other public agency and the use shall be specified on the map. If, at the time the final map is approved, any of the above-mentioned easements are not accepted by the city council, the offer of dedication shall remain open and the city council may, by resolution at any later date, and without further action by the subdivider, rescind its action and accept and open the streets, paths, alleys, rights-of-way for local transit facilities such as bus turn-outs, benches, shelters, landing pads, and similar items, which directly benefit the residents of a subdivision, or storm drainage easements for public use, which acceptance shall be recorded in the office of the county recorder.
All easements of record shall be shown on the map, together with the name of the grantee and sufficient recording data to identify the conveyance, e.g., recorder’s serial number and date or book and page of official records.
Easements not disclosed by the records in the office of the county recorder and found by the surveyor or engineer to be existing shall be specifically designated on the map identifying the apparent dominant tenements for which the easement was created.
The side lines of all easements of record shall be shown by dashed lines on the final map with the widths, lengths, and bearings of record. The width and location of all easements shall be approved by the city engineer. (Ord. 806 § 1, 2007).
9.80.040 Lot design.
A. Each lot in a division of land shall have an area not less than either the required area or what will be the required area at the time of the submission of the final map for approval for the zone in which the lot or any portion thereof is located. Each lot shall have an average width of not less than the required width, or what will be the required width at the time of the submission of the final map for approval, or shall contain an area of not less than such required area within a portion which does have an average width of not less than such required width, except as provided in subsection (D) of this section. The required area and the required width shall be the same as those terms which are defined in this title.
B. If a lot is in more than one zone, then the area and width thereof shall be not less than the area and width requirements, respectively, in that zone in which any part of the lot is located which has the largest area requirement and in that zone in which any part of the lot is located which has the greatest width requirement.
C. The above requirements do not apply to any lot that the subdivider offers to deed or dedicate to the public.
D. No lot shall be divided by a city boundary line. Each such boundary line shall be made a lot line.
E. In all cases where practical, the side lines of lots shall be at an approximate right angle to the street upon which such lots front.
F. Wherever practical, divisions of property abutting rights-of-way for freeways, highways, railroads, transmission lines, and flood control channels shall be so designed as to create lots which back up to said rights-of-way.
G. Flag lots shall have a minimum width at the street line of 20 feet and shall have a minimum of 50 feet measured along the building line.
H. The subdivision shall abut upon or have an approved access to a public street. Each unit or lot in the subdivision shall have an approved access to a public street or private street. The street layout shall be designed for future access to, and not impose undue hardship upon, property adjoining the subdivision. Reserve strips, or nonaccess, at the end of streets or at the boundaries of the subdivision shall be dedicated unconditionally to the city when required. (Ord. 806 § 1, 2007).
9.80.050 Survey required.
The final map shall show the center lines and side lines for all streets, highways, and alleys with their lengths and bearings; length, radii, tangent lengths, and central angles, with radial bearings for all curbs and segments; the total width of each street and easement, with the width of any portion being dedicated and that of any existing portion in relation to the center line; and the widths or rights-of-way for railroads, freeways, flood control channels, and all other easements. Surveys made for the preparation of maps for land divisions shall be made in accordance with the Land Surveyors’ Act and the standard practices and principles of land surveying, under the supervision of a civil engineer or land surveyor licensed in the state of California. A traverse of the boundaries of the tract, or the lots or blocks therein, or along the center lines or side lines of the streets and easements shown, shall close within the tolerances and to the degree of accuracy as required by the city engineer.
A. New Monuments. Sufficient permanent monuments shall be set so that the survey or any part thereof may be readily retraced. Such monuments shall generally be placed at the corners and angle points of the exterior boundary of the subdivision, at beginning and ending of curves, at center line intersections of streets, alleys, and public service easements, and at other points of control as required by the city engineer. Stakes shall be set at all lot corners, but shall not be considered permanent. The character, type, and positions of all monuments to be set shall be noted on the map, and shall conform to the requirements of the city engineer. All monuments set shall be tagged with the engineer’s or surveyor’s state license number and designation. Interior monuments and points need not be set at the time the final map is recorded if the engineer or surveyor certifies on the title sheet of the final map that the monuments will be set on or before a specified later date, and if the subdivider furnishes to the city council a suitable agreement, and posts a cash bond, guaranteeing the setting of the monuments and payment for the cost thereof.
B. Existing Monuments and Survey Information. The final map shall clearly show all stakes, monuments, ties, or other evidence found while making the survey to determine the tract boundaries. The corners of adjoining lots, subdivisions, and parcels shall be shown and identified, with ties thereto. Reference shall also be made to all subdivisions, records of surveys, parcel maps, and other maps and data of record upon, adjoining, or near the property being divided, combined, or reverted to acreage. Other survey data and calculations, if required by the city engineer, shall be shown on the final map in accordance with his standards and policies.
C. Established Lines and Points. Whenever the city engineer or county surveyor has established the center lines of streets, alleys, or easements, or has located specific points or monuments, such data shall be considered in making the survey and all monuments and points found and used shall be indicated on the map with proper references made to field books, surveys, tie books, or other maps or information of public record. If the points were reset by ties, or if record points were not found, that fact shall be clearly noted and a note made of any new point set in its place. The final map shall also show and tie in the locations of any city boundaries crossing or adjoining the subdivision.
D. Survey Data for Lots. Dimensions of lots shall be the net dimensions. Each lot shall be shown fully on a sheet. All lots containing three-quarters of an acre or more shall show net acreage and, when required by the city engineer, the gross acreage. Whenever acreages are shown for lots, blocks, or for the total tract area, they shall be shown to the nearest thousandth of an acre, and when required by the city engineer, in square feet, to the nearest hundredth of a square foot. (Ord. 806 § 1, 2007).
9.80.060 Submittal for city approval.
A. Preliminary Submittal. The subdivider shall submit two sets of prints of the final map to the city engineer for checking. The preliminary prints shall be accompanied by two copies of the following data, plans, reports, and documents in a form as approved by the city engineer:
1. Improvement Plans. Improvement plans as required by Chapter 9.96 BGMC, Improvements and Dedications.
2. Soils and Geology Report. A soils and geology report shall be prepared and submitted for the subdivision.
3. Evidence of Title. The evidence of title required by the Map Act shall be a certificate of title or a policy of title insurance issued by a title company authorized by law of the state of California to write the same, showing the names of all persons having any record of title interest in the land to be subdivided, together with the nature of their respective interests therein. In the event that any dedication is to be made for public use of any property shown on any such final map or parcel map of land in the city, the said certificate of title or policy of title insurance shall be issued for the benefit and protection of the city. Such certificate or policy shall be dated and delivered upon request of the city engineer when such final map is ready for recordation.
4. Improvement Bond Estimate. The improvement bond estimate shall include all improvements within public rights-of-way, easements, or common areas and utility trench backfill as provided by the developer, except for those utility facilities installed by a utility company under the jurisdiction of the California Public Utilities Commission.
5. Deeds for Easements or Rights-of-Way. Deeds for easements or rights-of-way required for road or drainage purposes, which have not been dedicated on the final map. Written evidence acceptable to the city in the form of rights of entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the facility.
6. Joint Use of Right-of-Way Agreement. Agreements, acceptable to the city, executed by all owners of all utility and other easements within the proposed right-of-way, consenting to the dedication of the road or consenting to the joint use of the right-of-way, as may be required by the city for public use and convenience of the road shall be required. These owners shall join in the dedication and subordinate their rights to the rights of the public in the road.
7. Traverse Closures. Traverse closures for the boundary blocks, lots, easements, street center lines, and monument lines. The error of field closures in the traverse around the subdivision and around the interior lots or blocks shall not exceed 1/20,000.
8. Hydrology and Hydraulic Calculations. Complete hydrology and hydraulic calculations of all storm drains.
9. Organization Documents. The submittal of the final map or parcel map shall include the proposed declaration of covenants, conditions and restrictions, and all other organization documents for the subdivision in a form as prescribed by Section 1355 of the Civil Code of the state of California. All documents shall be subject to review by the city engineer and city attorney.
10. Any additional data, reports, or information as required by the city engineer.
B. Return to Subdivider’s Engineer for Corrections. Upon completing the preliminary check the city engineer shall note the required corrections on the preliminary prints, reports, and data and return one set to the subdivider’s engineer for revision.
C. Resubmittal. The subdivider’s engineer shall submit two sets of the revised map, reports, and data to the city engineer. After checking the revisions, one set shall be returned to the subdivider’s engineer marked “Approved as Submitted,” “Approved when Corrected as Noted,” or “Revise and Resubmit.”
D. Approval by the City Engineer. Upon receipt of an approved print, the subdivider shall submit the original tracing of the revised map, prepared in accordance with the Map Act and this division and corrected to its final form, and signed by all parties required by the Map Act and this division to execute the certificates on the map to the city engineer.
The city engineer shall sign the appropriate statements and transmit the original to the city clerk. (Ord. 806 § 1, 2007).
9.80.070 Approval by city council.
The final map, upon execution by the city engineer, together with the subdivision improvement agreement, shall be placed on the council agenda for their approval. The city council shall consider the final map for approval at its next regular meeting at which it receives the map from the city clerk. The city council shall have approved the subdivision improvement agreement before approving the final map.
If the subdivision improvement agreement and final map are approved by the city council, it shall instruct the mayor to execute the agreement on behalf of the city. If the subdivision improvement agreement and/or final map is unacceptable, the council shall specify their recommended corrections, instruct the city engineer to draft a new agreement and/or revise the final map and defer approval until an acceptable agreement and/or final map has been resubmitted. (Ord. 806 § 1, 2007).
9.80.080 Denial by the city council.
The city council shall deny approval of the final map upon making any of the findings contained in Section 66473 of the Map Act. The city council shall not deny approval of the final map if it has previously approved tentative parcel and tentative tract maps for the proposed subdivision and if it finds that the final map is in substantial compliance with the previously approved tentative parcel and tentative tract maps. (Ord. 806 § 1, 2007).
9.80.090 Filing with the county recorder.
Upon approval of the final map by the city council and receipt of the improvement security by the city engineer, the city clerk shall execute the appropriate certificate on the certificate sheet and forward the map, or have an authorized agent forward the map, to the clerk of the county board of supervisors for transmittal to the county recorder. (Ord. 806 § 1, 2007).