Chapter 16.28
FINAL MAP
Sections:
16.28.010 Preparation – Compliance.
16.28.020 Survey practice and procedure.
16.28.040 Waiver of parcel map.
16.28.050 Preparation requirements.
16.28.070 Taxes and assessments – Subdivisions only.
16.28.110 Checking – Procedure.
16.28.010 Preparation – Compliance.
After approval of a tentative map by the City Council and prior to the expiration of the approved tentative map or any approved extension of time as provided by this title, the land divider shall cause a final map to be prepared by a registered civil engineer or a licensed land surveyor in accordance with a complete survey of the division of land and in substantial compliance with the approved tentative map and the conditions of approval thereof, and with the provisions of the Subdivision Map Act and this title. [Ord. 529 § 5.1, 1973].
16.28.020 Survey practice and procedure.
The practice and procedure for all survey work done for the preparation of a final map of a land division shall conform to the accepted standards of the surveying and engineering profession. The allowable error of closure on any portion of a final map shall be 1:10,000.
Wherever the City has established the centerline of a street, alley, or way, that data shall be considered in making the surveys and in preparing the final map and all monuments found shall be indicated and proper reference made to field books or maps of public record, relating to the monuments. If the point were reset by ties, that fact shall be stated. [Ord. 529 § 5.2, 1973].
16.28.030 Boundary map.
Before the final map of a subdivision will be accepted by the City Engineer for checking, the land divider shall submit and obtain approval by the City Engineer of a boundary map showing the following information:
A. A boundary survey of the subdivision, including all courses and distances necessary to compute a closure. A copy of the boundary traverse calculations shall also be furnished;
B. Sufficient data to prove the method by which the boundary was determined, including a description of all corners found or set, adjoining maps or property lines and records;
C. The administration of this chapter shall be by policy of the City Engineer. [Ord. 529 § 5.3, 1973].
16.28.040 Waiver of parcel map.
The preparation of a parcel map for a minor land division which creates four or less new parcels or which creates parcels with each having a gross area of not less than 40 acres may be waived under the following conditions:
A. The City Council determines that the minor land division complies with requirements as to area, improvement and design, flood and water drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and other requirements of this title and the Subdivision Map Act;
B. The City Engineer determines that sufficient survey information exists on filed maps to adequately locate and retrace the exterior boundary lines of the minor land division without unreasonable difficulty.
Any request for waiver of a parcel map shall be made by the land divider at the time of filing of the tentative map. [Ord. 529 § 5.4, 1973].
16.28.050 Preparation requirements.
The final map shall be prepared in accordance with the following requirements and shall contain the following information:
A. The final map shall be clearly and legibly drawn with black waterproof India ink, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film including affidavits, certificates and acknowledgements.
B. The size of each sheet shall be 18 by 26 inches. A marginal line shall be drawn completely around each sheet leaving an entirely blank margin of one inch.
C. The scale of the map shall be large enough to show all details clearly but in no case at an engineer’s scale where one inch equals more than 200 feet, unless otherwise approved by the City Engineer. One sheet or as many sheets as are necessary to accomplish this shall be used.
D. If two or more map sheets are used, an index map showing the entire land division shall be prepared. The index map shall show the general plan of the land division and the portions thereof shown on each sheet and shall be drawn to a scale of one inch equals 200 feet or to a scale as approved by the City Engineer.
E. Each sheet shall be numbered, the relation to the other sheets clearly shown, and the number of sheets used shall be set forth on each sheet.
F. The north point and scale shall be shown on each sheet of the final map. Each such sheet and the lettering thereon shall be so oriented that with the north point directed away from the reader, the map may be read most conveniently from the bottom or lower right corner of such sheet.
G. Each sheet shall bear the final tract or parcel map number established by the County Surveyor which shall be followed by a subtitle consisting of a general description of all the property being divided.
H. Maps filed for the purpose of reverting subdivided land to acreage shall be conspicuously marked under the number: “The Purpose of This Map is a Reversion to Acreage of ______.”
I. A statement labeled “Map Notes” shall be shown on the title sheet and the first map sheet of the final map. Such statement shall include the basis of bearings, description of the monuments found, a description of the monuments set, a key to symbols and abbreviations, name of engineer who prepared and date of preparation of preliminary soils report, and such other information deemed by the City Engineer to be necessary.
J. A tract name shall not be shown on the final map.
K. The boundary line of a land division shall be indicated by a border of light blue ink approximately one-eighth of an inch wide applied at the reverse side of the tracing and inside such boundary lines. Such ink shall be of such density as to transfer to a blue line print of such map and not to obliterate any line, figures, or other data appearing on such map. The border of the map shall be shown along the centerline of any street or highway adjacent to the land division.
L. Dates of survey and preparation of map.
M. Locations and names, without abbreviations, of all proposed streets and alleys, proposed public areas and easements, and all existing adjoining streets. Streets shown on the final map shall be named as approved by the Planning Director.
N. The final map shall show the centerline of each highway, street, easement or pedestrian way, the total width thereof, the width on each side of the centerline thereof, the width of existing dedication and, for a subdivision, the width of that portion to be dedicated.
The widths of rights-of-way of railroads, flood-control or drainage channels and other easements within or adjacent to the land division shall also be shown.
On each centerline and sideline, the bearing and length of each tangent, or the radius, central angle, and length of each curve shall be shown. Where only a part-width of a street is being shown or dedicated, the centerline shall be shown correctly related to the full future width of the street and shall be so marked.
O. The bearing and length of each lot line, block line and boundary line shall be shown on the final map. Each required bearing and distance shall be shown in full, and ditto marks or other designation of repetitions shall not be used.
P. The final map shall show the length, radius, and total central angle for each curve, and the length and central angle of each segment within each lot. The bearing of each radial line to each curve shall also be shown.
Q. The final map shall show the width and centerline of sideline data for all easements to which the land division is subject. Distances and bearings on the lot lines which are cut by an easement shall be so shown as to indicate clearly the actual lengths of the lot lines and that portion of the easement which is within each lot. Easements shall be shown on the final map by broken lines.
Each easement shall be clearly labeled and identified, and proper reference to the recording data shall be shown. Any easements which are not definitely located on record shall be so indicated by a statement on the final map. In the case of a subdivision, the statement shall appear in the “signature omissions” on the title sheet of the tract map. Any easement being dedicated in a subdivision shall be so stipulated in the owner’s certificate on the title sheet.
R. Lots shall be numbered consecutively, commencing with the number “1,” with no omissions or duplications. Each lot shall be shown in its entirety on one sheet.
S. Lots containing one acre or more shall show net area to the nearest one-hundredth acre. Lots less than an acre shall show net area in square feet to the nearest square foot.
T. If any portion of land within the boundaries shown on any final map is subject to a dangerous condition as determined by the City Engineer by reasons of geological conditions, unstable subsurface conditions, groundwater or seepage conditions, flood hazard, inundation or any other dangerous conditions, such fact and an identification of the affected portion shall be clearly shown on such final map by a prominent note on each sheet whereon any such condition exists.
U. All monuments, stakes or other evidence as were found in the ground shall be clearly shown on the final map together with sufficient corners of adjoining land divisions by lot and tract number and place of record, or by section, township and range or other proper legal description as may be necessary to locate precisely the limits of the land division. References used and bearings and distances shown, unless otherwise indicated, shall be prima facie evidence that same references, bearings, and distances were actually used and measured.
V. The precise position and character of each monument set or that will be set subsequent to the recordation of the final map shall be shown on the final map together with the approximate elevation of each such monument with respect to the surface of the ground.
W. Any City or County boundary line adjoining the land division shall be designated on the final map. [Ord. 529 § 5.5, 1973].
16.28.060 Title sheet.
A. Subdivision. The title sheet of a final map shall be on the first sheet and shall contain the following:
1. A title consisting of the tract number and a subtitle consisting of a description of all property being subdivided by reference to such map or maps, and the appropriate recording data, of the property shown thereon as shall have been previously recorded or by reference to the plat of a United States Survey;
2. The sheet number of the title sheet and the total number of sheets;
3. The map notes including basis of bearings, a description of the monuments found, a description of the monuments set, a key to symbols and abbreviations, name of engineer who prepared and date of preparation of the preliminary soils report, and such other information deemed by the City Engineer to be necessary;
4. The certificates and acknowledgements in a form acceptable to the City Engineer;
a. Owner’s certificate;
b. Notary acknowledgement;
c. Engineer’s or surveyor’s certificate that prepared the map;
d. City Engineer’s certificate of approval;
e. City Planning Commission certificate of approval;
f. City Clerk’s certificate of approval by the City Council;
g. County Tax Collector’s certificate;
h. County Board of Supervisors’ certificate (required when taxes and assessments are a lien and not yet payable);
i. Such other affidavits, certificates, acknowledgements, and endorsements, as are required by provisions of the Subdivision Map Act and this title.
B. Minor Land Division. The title sheet of a parcel map shall be on the first sheet and shall contain the following:
1. A title consisting of the parcel number and a subtitle consisting of a description of the property being divided by reference to such map or maps, and the appropriate recording data, of the property shown thereon as shall have been previously recorded or by reference to the plat of the United States Survey;
2. The sheet number of the title sheet and the total number of sheets;
3. The map notes including basis of bearings, a description of the monuments set, a key to the symbols and abbreviations and such other information deemed by the City Engineer to be necessary;
4. The certificates in a form acceptable to the City Engineer:
a. Engineer’s or surveyor’s certificate that prepared the map;
b. City Engineer’s certificate of approval;
c. Such other certificates, affidavits, acknowledgements, and endorsements as are required by the provisions of the Subdivision Map Act and this title. [Ord. 529 § 5.6, 1973].
16.28.070 Taxes and assessments – Subdivisions only.
Prior to the filing of the tract map with the City, the subdivider shall obtain the necessary certificates from the County Tax Collector and the County Board of Supervisors as required by the Subdivision Map Act and this title.
A. When Taxes Are Payable – November 1st through March 1st. The subdivider shall file with the County Tax Collector and obtain a certificate in a form acceptable to the City stating that there are no liens against the subdivision for unpaid taxes or assessments collected as taxes.
B. When Taxes Are Not Yet Payable – March 1st through November 1st.
1. The subdivider shall file with the County Tax Collector and obtain a certificate in a form acceptable to the City stating that there are no liens against the subdivision for unpaid taxes or assessments collected as taxes except those not yet payable. An estimate of the amount of taxes and assessments which are a lien and not yet payable shall be obtained and shown on the certificate.
2. The subdivider shall file with the County Board of Supervisors a bond or other security acceptable to the board to insure the payment of the taxes and assessments which are a lien and not yet payable. A certificate in a form acceptable to the City shall be obtained from the clerk of the Board of Supervisors that the required bond has been deposited with and accepted by the Board of Supervisors. [Ord. 529 § 5.7, 1973].
16.28.080 Dedications.
A. All streets, highways, alleys, easements, and other parcels of land shown on the final map and intended for public use shall be offered for dedication for public use. Such dedications shall be free of all and any encumbrances incurred after the date of filing of the tentative map.
B. Wherever a limited access highway, as so declared by the State Highway Commission or as shown on the master plan of highways, or a dead-end street or part-width street, adjoins or passes through a division of land, access rights to said highway may be required to be offered for dedication to the City. In such event, the note “nonaccess rights” shall be shown along said highway right-of-way and the access rights thereto shall be offered for dedication.
C. Subdivisions.
1. All required dedications for subdivisions shall be made to the City by the owner’s certificate on the title page of the tract map in accordance with the provisions of the Subdivision Map Act and this title.
2. Minor Land Divisions. All required dedications for minor land divisions shall be offered for dedication to the City by separate instrument and shall be completed prior to the recording of the parcel map. The recording information of the dedications shall be shown on the parcel map.
D. The offer shall be properly executed by all parties having a record interest therein, as shown by the current recorded deed and/or proof of ownership. The offer shall be on a form approved by the City Attorney; be in such terms as to be binding on the owner, his heirs, assigns, or successors in interest; and shall continue until the City Council accepts, conditionally accepts, or rejects it. The offer shall provide that the dedication will be complete upon acceptance of the dedication and improvements by the City Council.
E. Where the dedication of access rights is required, such a statement shall be included as a covenant running with the land that such access rights shall be dedicated upon recordation of the document. For a dead-end or part-width street, the dedication of access rights shall, by its own terms, become null and void upon the completion of the dedication of the additional land needed for street purposes from the adjoining property. [Ord. 529 § 5.9, 1973].
16.28.090 Submittal to City.
A sufficient number of prints of the final map as determined by the Planning Director to furnish the several interested City departments and public agencies with a copy for checking and filing purposes shall be filed for checking in the office of the Planning Director and shall be accompanied by the following:
A. Subdivisions and Minor Land Divisions. A copy of the traverse closure calculations for the survey boundary, land division boundary, street centerline, blocks, and each irregular shaped lot shall be submitted for review and approval. The net area of each lot shall also be shown. The following information shall be clearly labeled on each traverse closure sheet:
1. The title (survey boundary, street centerline Lot No. 1, etc.);
2. The beginning coordinate;
3. The bearing and distance for each course;
4. The closing coordinate and/or northing and easting closure;
5. The net area of the lot.
B. Subdivisions Only.
1. Title Report. A current certificate of title, title report, or a policy of title insurance issued by a title company authorized by the laws of the State to write the same showing the names of all persons having any record title interest in the land to be divided, together with the nature of their respective interests therein;
2. Protective Covenants. A copy of the protective covenants is to be recorded. Said covenants shall provide for the raising and expenditure of funds necessary for the maintenance of any private streets or open space shown on the map. Said covenants shall also provide for the enforcement of yard and private land use regulations proposed to be established and for their amendment;
3. Utility Company Statements. Written statements from each of the serving utility companies that they have examined the final map and that satisfactory easements have been provided for their respective utilities. Such easements shall be shown on the final map.
C. Waiver of Requirements. The Planning Director may, at his option, waive or modify the requirements for any of the above information to be submitted if he determines that such information will serve no useful purpose. [Ord. 529 § 5.10, 1973].
16.28.100 Map-checking fees.
The land divider shall pay a final map-checking fee to the City at the time the final map is first submitted to the Planning Director for the checking and processing of the final map. The checking fee shall be for the amount as shown on a schedule established by resolution of the City Council and shall be nonrefundable. [Ord. 529 § 5.11, 1973].
16.28.110 Checking – Procedure.
The Planning Director shall transmit the final map and other required materials to the City Engineer for checking. The City Engineer shall examine the final map as to conformance with the tentative map and conditions of approval thereof and as to correctness of survey data, computations, affidavits, and acknowledgements and shall report his findings to the Planning Director.
The Planning Director shall ensure that all matters are in compliance with the provisions of the conditions of approval of the tentative map, the Subdivision Map Act, and this title. To accomplish this, the Planning Director may transmit maps to and request written reports from the City departments and agencies which have submitted recommendations on the tentative map.
Within 20 days after receipt of such written request the department or agency receiving the request may issue a written report as to the compliance or noncompliance of the final map as to the matters coming under its jurisdiction, together with a statement of the changes necessary thereon to cause such map to comply. These reports shall be transmitted to the Planning Director and he shall include them with his transmittal to the City Council. Failure of any department or agency to issue a report after written request of the Planning Director shall be deemed approval by such department or agency. [Ord. 529 § 5.12, 1973].
16.28.120 Approval – Filing.
After the final map has been found to be in substantial compliance with the tentative map and is in correct form and the matters shown thereon are sufficient, the City Engineer shall endorse his approval thereon and transmit the map to the Planning Director together with the plans and specifications of proposed improvements.
After the Planning Director has received the final map and improvement plans from the City Engineer and is satisfied that all of the requirements of the Subdivision Map Act, this title and the conditions of approval have been met, he shall either:
A. In the case of a tract map (subdivisions), transmit the map to the City Council together with the plans, specifications and such other material as may be required to enable the City Council to act on the map, and the City Council shall, at its next regular meeting after receipt of the final map, act on the map and, if it approves the tract map and subdivision, it shall accept or reject each offer of dedication accordingly and shall accept all bonds and other material. The City Clerk shall then affix his signature upon the map and the City shall then forward the map to the County Recorder for filing; or
B. In the case of a parcel map (minor land division), forward the map to the County Recorder for filing. [Ord. 529 § 5.13, 1973].
16.28.130 Time limit.
The failure of a land divider to have such final map recorded prior to the expiration date of the approved tentative map, or any approved extension of time as provided by this title, shall automatically terminate and void the tentative map approval or conditional approval and a new filing fee shall be paid and a new tentative approval obtained before further action can be taken for the land division. [Ord. 529 § 5.14, 1973].
16.28.140 Duplicate original.
Upon presentation of a final map to the City for recordation in the office of County Recorder, the subdivider shall also deliver therewith two duplicate originals thereof inscribed in polyester base film which shall satisfy all requirements of the Subdivision Map Act for such map to be filed on polyester base film and to which all required signatures shall be attached at the time of its delivery to the County Recorder.
The County Recorder, upon filing the final map, shall attach the recording data to the polyester base film duplicate original and thereupon deliver one of the originals to the City, who shall retain custody thereof. [Ord. 529 § 5.15, 1973].