Chapter 16.14
FINAL MAPS AND PARCEL MAPS
Sections:
16.14.020 Submittal to and review by the chief planning official or city engineer.
16.14.030 Complete final map or parcel map filing with the chief planning official or city engineer.
16.14.040 Final map or parcel map approval by the city council.
16.14.050 Limitation on final map denial by the city council.
16.14.060 Filing with the office of the county recorder.
16.14.080 Information to be contained on final maps and parcel maps.
16.14.090 Map preparation, form and content.
16.14.100 Documentation to be submitted with final maps and parcel maps.
16.14.110 Soils and geologic reports.
16.14.160 Reliance upon prior recorded maps and data.
16.14.170 Final map and parcel map dedications.
16.14.180 Acceptance or rejection of offers of dedication.
16.14.190 Multiple final maps.
16.14.010 General.
The form, contents, accompanying data, and filing of the final map or parcel map shall conform to the provisions of the Subdivision Map Act, this chapter and applicable standards imposed by the county of Los Angeles for maps filed with the office of the county recorder. The final map or parcel map and any accompanying data or additional information shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor authorized to practice in the state of California. (Ord. 05-1915 § 1, 2005.)
16.14.020 Submittal to and review by the chief planning official or city engineer.
Final and parcel map submittal and review procedures shall be pursuant to this chapter and applicable city standards.
A. Final maps or parcel maps being submitted for approval shall be first submitted to the chief planning official or city engineer who shall examine the final map or parcel map and determine whether it is technically correct and is in full compliance with the Subdivision Map Act and this chapter and, to the extent applicable, is in substantial compliance with the approved tentative map or vesting tentative map. The number of copies of a final map or parcel map to be submitted shall be as specified by the chief planning official or city engineer. Submitted final maps or parcel maps shall be signed by all parties required by the Subdivision Map Act and this chapter. Prior to the execution of the chief planning official’s or city engineer’s certificate pursuant to this section, the subdivider shall pay all required map checking fees as established by city council resolution.
B. If the chief planning official or city engineer is satisfied that the final map or parcel map complies with the standards set forth in subsection (A) of this section, he or she shall sign a certificate so stating. The chief planning official or city engineer shall sign the appropriate certificates and transmit the original map to the city clerk for consideration by the city council.
C. If the chief planning official or city engineer is not satisfied as to these matters, he or she may deem the final map or parcel map incomplete and return all or portions of a submittal and inform the subdivider of the reasons for rejection. Said reasons include, but are not limited to, the following: incomplete submittal or filing; untimely submittal or filing; nonconformance with the tentative map or vesting tentative map (if there is a tentative map or vesting tentative map); nonconformance with the conditions of approval applied to the tentative map or vesting tentative map (if there is a tentative map or vesting tentative map); nonconformance with this chapter; nonconformance with city standards; errors or omissions on the final map or parcel map, or on any accompanying data, or on any additional information. (Ord. 05-1915 § 1, 2005.)
16.14.030 Complete final map or parcel map filing with the chief planning official or city engineer.
A. The chief planning official or city engineer shall determine that a complete and timely final map or parcel map filing has been made if he or she determines that, at a minimum, the following items have been received:
1. Improvement plans approved by the chief planning official or city engineer;
2. Complete and accepted public improvements or acceptable subdivision improvement agreement(s) and securities;
3. Proof of payment of all applicable fees;
4. Will serve letters from all applicable utilities and agencies;
5. Noninterference letters from all applicable easement or title interest holders;
6. Original and copies of all sheets of the final map or parcel map in their required form and content;
7. Proof of ownership of all affected properties;
8. Subdivision guarantee from a title company, less than 60 days old;
9. Letter from all affected property owners requesting approval of the final map or parcel map;
10. Small-scale map (one inch equals 1,000 feet scale) of the proposed subdivision;
11. Written clearance from all affected city departments;
12. Written clearance from all affected noncity public agencies;
13. All applicable agreements or documents to be approved by the city council, or filed or recorded concurrently with the final map or parcel map;
14. Proof that all additional requirements of Chapter 16.08 CMC (Tentative Maps) or Chapter 16.10 CMC (Vesting Tentative Maps), if applicable, have been satisfied;
15. The city’s parkland dedication requirements of Chapter 16.28 CMC (Quimby Act) have been satisfied;
16. Complete and accepted public park or acceptable and/or landscape agreement(s) and securities;
17. Public park plans approved by the parks department and public works department.
B. Upon finding all statements and submittals complete and satisfactory in accordance with this section, the city engineer shall sign the appropriate statements and transmit the original final map, and any other items requiring city council approval, to the city clerk within 20 days of receipt of a complete filing, with a recommendation of map approval. (Ord. 05-1915 § 1, 2005.)
16.14.040 Final map or parcel map approval by the city council.
A. The date the final map or parcel map shall be deemed filed with the city council shall be the date on which the city clerk receives the recommendation for map approval from the chief planning official or city engineer. The city council shall consider approval of any subdivision improvement agreement and improvement security, and any other required agreements, in conjunction with the approval of the final map or parcel map.
B. The city council shall approve or disapprove the subdivision improvement agreement, improvement security, final map and/or parcel map at the meeting at which it receives the final map or parcel map, or at the next regular meeting following the meeting at which it received the map. If the final map or parcel map, and any subdivision improvement agreement related thereto, is not in substantial compliance with the terms and conditions of this title, the Subdivision Map Act, the zoning code, or any approved tentative map or vesting tentative map (if a tentative map or vesting tentative map applies), the city council shall recommend corrections and instruct the chief planning official or city engineer to draft a new agreement or to revise the final map or parcel map and defer approval until an acceptable agreement and final map or parcel map has been resubmitted. If the city council does not approve or disapprove the final map or parcel map within this time period or any authorized extension thereof, and the map conforms to all requirements and rulings, it shall be deemed approved. The city clerk shall certify or state its approval thereon.
C. The city council shall not postpone or refuse approval of a final map or parcel map because the subdivider has failed to meet a tentative map or parcel map condition requiring construction or installation of off-site improvements on land which neither the subdivider nor the city has sufficient title or interest to permit the improvements to be made. However, in such case, prior to final map or parcel map approval, the subdivider shall be required to enter into an agreement with the city to complete such improvements pursuant to California Government Code Section 66462 and/or Chapter 16.30 CMC, upon acquisition of said title and interest by the city. Upon entering into such agreement, the city shall acquire the subject property interest in accordance with the provisions of California Government Code Section 66462.5. Failure of the subdivider to execute such an agreement shall be cause of the city council to refuse approval of the final map or parcel map.
D. If the final map or parcel map, and any subdivision improvement related thereto, are approved by the city council, it shall instruct the mayor or city manager to execute the subdivision improvement agreement on behalf of the city. (Ord. 05-1915 § 1, 2005.)
16.14.050 Limitation on final map denial by the city council.
The city council shall not deny approval of a final map if the city has previously approved a tentative map or vesting tentative map for the proposed subdivision and if the city council finds that the final map is in compliance with the requirements of the Subdivision Map Act, this chapter, and the approved tentative map or vesting tentative map. (Ord. 05-1915 § 1, 2005.)
16.14.060 Filing with the office of the county recorder.
A. Upon approval of the final map or parcel map and any applicable subdivision improvement agreement and improvement security (if applicable) by the city council (or the chief planning official or city engineer pursuant to CMC 16.14.070), the city clerk shall execute the appropriate statement on the statement sheet, subject to the provisions of California Government Code Section 66464, transmit the map, or cause the chief planning official or city engineer to transmit the map to the county of Los Angeles recorder’s office for filing. The final tract map or final parcel map and any separate documents (if required) shall be filed concurrently.
B. If, for any cause of the subdivider, the final map or parcel map is not recorded by the Los Angeles County recorder’s office the map will be subject to the provisions of California Government Code Section 66466(b). (Ord. 05-1915 § 1, 2005.)
16.14.070 Administrative approval of certain simple parcel maps.
Repealed by Ord. 23-02. (Ord. 05-1915 § 1, 2005.)
16.14.080 Information to be contained on final maps and parcel maps.
The provisions of this section shall govern the content and form of final maps and parcel maps.
A. Map Scale. The scale of the final map or parcel map shall be large enough to show details clearly, but in no case shall be less than one inch equals 100 feet. A sufficient number of sheets shall be used to accomplish this standard. All letter size shall be a minimum of eight-hundredths of an inch. A map scale of between one inch equals 40 feet and one inch equals 100 feet, as dictated by parcel size, may be approved by the chief planning official or city engineer. A graphical scale not less than three inches in length shall be shown in addition to the numerical scale.
B. Boundary Line. The exterior boundary lines of a subdivision shall be shown on the final map or parcel map as a black opaque ink line that is at least three times the width of any other line on the maps excluding the one-inch border line.
C. Title Sheets. The title sheet of a final map or parcel map shall consist of a title block as provided by subsection (E) of this section and all certificates, statements, acknowledgments, and nonreferences required by this title and the Subdivision Map Act.
D. Key Map. When the final map or parcel map consists of more than two sheets exclusive of the title sheet, a key map at a scale of one inch equals 500 feet with lot lines showing the relation of the sheets shall be placed on the first map sheet. Every sheet comprising the map shall bear a sheet number and shall indicate the total number of sheets comprising the map. A north point shall be located on each sheet. A location map at a scale of not less than one inch equals 1,000 feet indicating the geographical location of the proposed subdivision and the tract access roads shall be placed on the first map sheet. With the approval of the chief planning official or city engineer, the scale of the key map may be modified.
E. Title Block. The title, showing the parcel map number or the tract number, the date of preparation, the map scale, the designation of the latest legal subdivision of which it is a part, together with a reference to the legal record of such subdivision and the words “in the city of Covina” shall appear on each sheet of the final map or parcel map.
F. Engineer’s Certificate. The certificate of the engineer or surveyor responsible for the survey and the final map or parcel map containing the information required by California Government Code Sections 66441 and 66449(a) shall appear on the title sheet of the final map or parcel map. (Ord. 05-1915 § 1, 2005.)
16.14.090 Map preparation, form and content.
A. Survey Data. Final maps and parcel maps shall show: the bearings and distances of the centerlines of all streets; radius, arc length and central angle of all curves, except that where arc segments of a larger curve are shown, only arc length and central angle need to be indicated on the map for the segments; the bearings of radial lines to each corner lot on a curve; the total width of each street, including the portion offered for dedication, the existing right-of-way, and the width on each side of the centerline; and the width of the right-of-way of railroads, flood control or drainage channels, and any other easements of record. Sufficient data shall be shown to readily determine the bearing and length of each lot line of the final map or parcel map. Each lot or parcel shall be shown entirely on one sheet and to scale. Distances and bearings on the sidelines of any lot which are cut by an easement shall be so shown as to indicate clearly the actual length of the lot or parcel lines. No ditto marks shall be used. No lot in a subdivision shall be divided by the boundary line of a city, county, or special district. The area of all lots or parcels shall be identified to the nearest one-hundredth of an acre if lots or parcels are over one acre.
B. Street Location and Names. Location and names, without abbreviations, of all existing and proposed streets and alleys and adjoining streets shall be identified on maps.
C. Dimensions. Dimensions shall be in feet and hundredths of a foot.
D. Easements. The location on the final map or parcel map of all existing easements as shown in the subdivision guarantee (see CMC 16.14.100(D)) and all proposed easements which are to remain after approval and which are not within streets in the subdivision shall be shown by means of broken lines, together with the name of the owner, the use of the easement and the record reference, if any. A statement identifying any easements of record to be abandoned pursuant to California Government Code Section 66499.20-1/2 shall be placed on the title sheet.
E. Labeling. On lots or parcels, the widths of easements, the lengths or bearings of the lines thereof, and sufficient ties to locate the easement shall be clearly labeled and identified on the final map or parcel map. Regardless of lot size, a statement as to the easements of record shall appear on the title sheet.
F. Monuments. All monuments required by the Subdivision Map Act and pursuant to city standards shall be fully and clearly shown and identified as such on the parcel map or final map together with sufficient information so that an engineer or surveyor could readily locate each monument.
G. Established Lines. Whenever the city engineer has established a centerline of a street or alley, the data shall be considered in making the surveys and in preparing the parcel map or the final map. All monuments found shall be indicated and proper references made to field notes or maps of public record relating to the monuments. If the points were reset by ties, that fact shall be stated.
H. City Boundaries. City boundaries crossing or adjoining the subdivision shall be properly designated upon the parcel map or final map and shall be properly tied to the survey data.
I. Lot Numbers and Parcel Letters. The lots on a final map or a parcel map shall be numbered consecutively commencing with the number “one” with no omissions or duplications; provided, that where the subdivision is a continuation of or an addition to an existing subdivision, the lot number shall commence with the number immediately following the last or highest lot number of such existing subdivision and in all other respects shall conform with the preceding requirements. The last lot number shall be circled. Flood control channels to be offered for dedication are to be designated as “Parcel X.” All other areas, other than streets and alleys, which are to be offered in whole for dedication on the map or subsequent to recordation of the map and which do not meet zoning requirements as to size and shape, are to be designated as “parcels” and consecutively lettered. The purpose for each such parcel shall be so stated upon the final map or parcel map. (Ord. 05-1915 § 1, 2005.)
16.14.100 Documentation to be submitted with final maps and parcel maps.
When a final map or parcel map is submitted to the chief planning official or city engineer, it shall be accompanied by each of the documents in this section:
A. Improvement Plans. Improvement plans and specifications required by this title, together with such calculations and additional information which will assist the city engineer to properly check the improvement plans and specifications, shall be submitted with the final map or parcel map. The form and number of sets of such improvement plans and specifications submitted shall be as specified by the city engineer.
B. Improvement Agreements. All agreements and improvement securities required by the Subdivision Map Act or this chapter shall be submitted prior to the final map or parcel map being approved by the city council.
C. Tax Collector’s Letter. A current letter signed by the Los Angeles County tax collector certifying that there are no liens against the subdivision, or any part thereof, for unpaid state, county, municipal, or local taxes, or special assessments collected as taxes, except taxes or special assessments not yet payable, and certifying the amount of taxes and assessments which are a lien, but which are not yet payable, shall be submitted with the final map or parcel map. A letter shall be deemed current if it is dated no more than 90 days prior to submission.
D. Subdivision Guarantee. A preliminary subdivision guarantee and a title report containing the legal description of the lands being subdivided, issued by a title company acceptable to the Los Angeles County recorder and authorized by the laws of the state to write the same, shall be submitted with any final map or parcel map to the city engineer for approval pursuant to this chapter. A subdivision guarantee issued by a title company acceptable to the county recorder and authorized by the laws of the state of California to write the same, showing the names of all persons having any record title interest in the land to be subdivided, together with the nature of their respective interests therein, shall be submitted with the final map or parcel map at the time of the recordation of the map. Said subdivision guarantee shall be for the benefit and protection of the city in an amount equal to the assessed value of and shall cover all lands to be dedicated for public use and shall not be less than $1,000.
E. Deeds. Whenever land, easements, or rights-of-way are to be dedicated for public use or whenever access to land, easements, or rights-of-way are to be submitted to public agencies, all such land, easements, or rights-of-way not dedicated or granted by the owner’s certificate on the final map or parcel map shall be submitted prior to the city’s approval of the final map or parcel map.
F. Off-Site Easements. Written evidence, acceptable to the city engineer, of rights-of-entry or permanent easements on or across private property not within the proposed subdivision, as may be necessary to allow performance of the work necessary to improve the subdivision, to allow for the maintenance of the subdivision improvements once completed, to allow for permanent public access to the proposed subdivision, and to allow for and to grant necessary slope rights, shall be submitted prior to the city’s approval of the final map or parcel map except as otherwise provided in California Government Code Section 66462.5.
G. Utility Statements. A statement from each operator of proposed subdivision utility systems and cable television companies stating that the easements shown on the final map or parcel map are satisfactory for use by that utility or company for service to the proposed subdivision and that arrangements have been made to convey such easements to the utility or company that is to use them shall be submitted with the final map or parcel map.
H. Storm Water Acceptance Easements. Written evidence of such deeds, easements, or rights-of-way within the proposed subdivision as may be necessary to provide for the acceptance of storm waters generated by the proposed subdivision shall be submitted with the final map or parcel map except as otherwise provided in California Government Code Section 66462.5.
I. Railroad Crossings. The certification of any affected railroad company that satisfactory arrangements providing for all required railroad crossings have been made shall be submitted with the final map or parcel map.
J. Dedication of Easements for Public Use. All titles, rights and easements specified in this chapter shall be offered for dedication to the city or other appropriate public agency not later than the time the final map or parcel map is filed for approval. The city clerk shall certify on the map the action taken by the city council.
K. Rights-of-Way. All rights-of-way for public streets and alleys, pedestrian ways, equestrian trails, and bicycle paths shown on the final map or parcel map and all rights-of-access to and from residential lots of the proposed subdivision abutting on controlled access roads shall be offered free and clear of any prior easements or rights-of-way for dedication to the city unless when otherwise determined to be infeasible by the city engineer. The rights-of-access to and from lots or parcels abutting on controlled access roads and streets or public rights-of-way shall be such that owners of such lots shall have no rights whatsoever in such roads, except in the general right of travel which belongs to the whole public.
L. Private Street Easements. Easements allowing applicable governmental agencies, which provide for the public safety, health, and welfare, access on all private streets, or lanes serving as access for more than two lots, shall be offered for dedication to the city not later than the time the final map or parcel map is filed for approval.
M. Other Easements. All other easements for public use required as a condition for approval of the tentative map for the proposed subdivision shall be offered for dedication to the city or other appropriate agency not later than the time the final map is filed for approval.
N. Consent Certificate. A certificate signed and acknowledged by all parties having record title interest in the real property subdivided, consenting to the preparation and recordation of the final map or parcel map, subject to the exceptions provided in California Government Code Section 66436, is required unless other record title interests made by separate instrument are recorded concurrently with the final map or parcel map. When land is divided into four or fewer parcels, where dedication or offers of dedication are not required, the certificate shall be signed and acknowledged by the subdivider only. However, where a subdivider does not have a record title ownership interest in the property to be divided, the subdivider shall provide the city engineer with satisfactory evidence that the persons with record title ownership have consented to the proposed subdivision, pursuant to California Government Code Sections 66445(e) and (f). (Ord. 05-1915 § 1, 2005.)
16.14.110 Soils and geologic reports.
A certificate signed by the engineer making the soils report and by the engineering geologist making the geologic report shall be required. The certificate shall indicate the date or dates of all geologic reports known by the geologist prepared specifically for the subdivision and indicate that the report, or reports, are on file for public inspection in the engineering department of the city. (Ord. 05-1915 § 1, 2005.)
16.14.120 Bearings.
The basis of bearings referred to on the final map or parcel map shall be a line defined by two found monuments shown on the same record and shall be clearly delineated or identified on the map. At least one exterior boundary line shall be monumented prior to recording the final map or parcel map. Other monuments shall be set as required by the city engineer. (Ord. 05-1915 § 1, 2005.)
16.14.130 Orientation.
Each sheet of the final map or parcel map and lettering thereon shall be so oriented that the north point shall be directed toward the top of the sheet or toward the left of the sheet. The direction of the top of the sheet shall be determined by the orientation of the title block information required pursuant to CMC 16.14.080. (Ord. 05-1915 § 1, 2005.)
16.14.140 Standard practices.
All surveys and all drafting in connection with the preparation of tentative maps, vesting tentative maps, final maps, parcel maps, and improvement plans to be submitted pursuant to this chapter shall be done in accordance with the standard practices and principles of drafting and land surveying as acceptable to the chief planning official or city engineer. (Ord. 05-1915 § 1, 2005.)
16.14.150 Limit of error.
A survey and traverse of the boundaries of the subdivision and all lots and blocks shall close within a limit of error of one foot in 10,000 feet of perimeter for field closures and one foot in 20,000 feet for calculated closures. (Ord. 05-1915 § 1, 2005.)
16.14.160 Reliance upon prior recorded maps and data.
A final map or parcel map may be compiled from data shown on prior recorded final maps, recorded parcel maps, and records of survey only if such recorded maps were based upon field surveys and were recorded within the last 15 years. Data from a field survey made within the last 15 years and filed with the chief planning official or city engineer may also be used. The 15-year time limit and unresolved discrepancies may be waived by the chief planning official or city engineer if it is shown that record monumentation exists and that existing angles and distances on the ground measure within the required limits of record angles and distances. Final maps and parcel maps compiled from filed or recorded data shall conform to the requirements of the Subdivision Map Act and this chapter. All other final maps and parcel maps shall be based on a field survey made in conformity with the California Land Surveyor’s Act and shall conform to the requirements of the Subdivision Map Act and this chapter. (Ord. 05-1915 § 1, 2005.)
16.14.170 Final map and parcel map dedications.
All dedications, or offers of dedication, to the city or to a governmental agency made pursuant to this chapter for final maps and parcel maps shall be made by certificate on the final map or parcel map unless made by separate instrument recorded prior to or simultaneously with the recording of the final map or parcel map. Such dedications or offers of dedication, whether by certificate or separate instrument, shall be signed by the same parties and in the same manner as set forth in California Government Code Section 66439 for dedication by a final map. (Ord. 05-1915 § 1, 2005.)
16.14.180 Acceptance or rejection of offers of dedication.
At the time the city council approves a final map or parcel map, it shall also accept, accept subject to improvement, or reject any offer of dedication. The city clerk or designee shall certify on the map the action by the city council. Offers of dedication shall be rejected and terminated as provided by California Government Code Sections 66477.1 and 66477.2. (Ord. 05-1915 § 1, 2005.)
16.14.190 Multiple final maps.
Filing multiple final maps shall be in accordance with California Government Code Section 66456.1. Each final map which constitutes a part of the approved tentative map or vesting tentative map shall have a separate subdivision phase number. The subdivision improvement agreement to be executed by the subdivider shall include provisions for the construction of such improvements as may be required by the city engineer to constitute a logical and orderly development of the whole subdivision by phases and each phase shall be functionally self-sufficient. (Ord. 05-1915 § 1, 2005.)