View entire Title as PDF

Chapter 17.30
FINAL AND PARCEL MAPS

Sections:

17.30.010    General.

17.30.020    Phasing of final maps.

17.30.030    Survey required.

17.30.040    Form.

17.30.050    Contents.

17.30.060    Submittal for city approval.

17.30.070    City engineer review and approval – Final and parcel maps.

17.30.080    Approval of final and parcel maps.

17.30.090    Filing with county recorder.

17.30.010 General.

A. The form, contents, accompanying data, and filing of a final or parcel map shall conform to the Subdivision Map Act and this chapter. (Govt. Code § 66433)

B. The final or parcel map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor.

C. The city engineer may waive a requirement of this title regarding map contents and accompanying information if the city engineer finds that the requirement is not applicable to the subdivision. (Ord. 752 § 32-6.1, 2000; 1991 code § 32-6.1)

17.30.020 Phasing of final maps.

A. Multiple final maps relating to an approved tentative map may be filed if: (a) the subdivider states in the tentative map application the subdivider’s intention to file multiple final maps; or (b) after filing of the tentative map, the planning commission and the subdivider concur in the filing of multiple final maps. (Govt. Code §§ 66456.1, 66463.1)

B. Each final map which constitutes a part of the approved tentative map shall have a separate subdivision number. The subdivision improvement agreement executed by the subdivider shall provide for the construction of improvements as required to assure a logical and orderly development of the whole subdivision. (Ord. 752 § 32-6.2, 2000; 1991 code § 32-6.2)

17.30.030 Survey required.

A. An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey.

B. At the time of making the survey for the final or parcel map, the engineer or surveyor shall set sufficient durable monuments, conforming with the standards of Business and Professions Code section 8771, so that another engineer or surveyor may readily retrace the survey. Exterior boundary monuments shall be set before recording of the final map. The surveyor or engineer shall tie the survey to the California Coordinate System, Zone 3. Information regarding reference points on the final map shall conform to the public works standards. (Ord. 752 § 32-6.3, 2000; 1991 code § 32-6.3)

17.30.040 Form.

The form of the final or parcel map shall conform to the Subdivision Map Act and the following requirements: (Govt. Code § 66434)

A. The final or parcel 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 acknowledgments 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. (Govt. Code §§ 66434(a), 66445(a))

B. 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. (Govt. Code §§ 66434(b), 66445(b))

C. The scale of the map shall be large enough to show all details clearly, and enough sheets shall be used to accomplish this end.

D. 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 two or more sheets including the certificate sheet are used, a key sheet shall be included. (Govt. Code §§ 66434(b), 66445(b))

E. 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 in prints and other reproductions made from the original drawings.

F. The boundary of the subdivision shall be designated by a heavy black line one-sixteenth-inch thick, in such a manner as not to obliterate figures or other data.

G. All dimensions shown on the final map shall be in feet and decimals of a foot.

H.     All lines shown on the final map which do not constitute a part of the subdivision itself shall be clearly distinguishable and any area enclosed by such lines shall be labeled “not a part of this subdivision.” (Govt. Code §§ 66434(e), 66445(d))

I. There must appear on each map sheet the scale, the north point and the basis of bearings and the equation of the bearing to true north. The basis of bearings shall be approved by the city engineer.

J. The final form of the final or parcel map shall be as approved by the city engineer. (Ord. 752 § 32-6.4, 2000; 1991 code § 32-6.4)

17.30.050 Contents.

The contents of the final or parcel map shall conform to the Subdivision Map Act and as follows: (Govt. Code §§ 66434, 66445)

A. Title sheet. The title sheet shall include:

1. The subdivision number conspicuously placed at the top of the sheet;

2. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and notarial seals required by law; (Govt. Code § 66435, 66435.2, 66445(e) – (i))

3. Where the size of a subdivision permits, in lieu of a title sheet, required information may be shown on the same sheet as the final map;

4. The date of preparation and the signed certificate of the subdivider’s engineer or land surveyor who prepared the map;

5. A certificate of dedication signed by those persons having any record title interest in the land subdivided, if any land or property rights are to be dedicated for public use;

6. A certificate executed by all parties having any record title interest in the land subdivided, consenting to the preparation and recordation of the map; and (Govt. Code § 66430)

7. Certificates for execution by the city engineer, secretary to the planning commission and the city clerk.

B. Title. Each sheet shall have a title showing the subdivision number 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, “City of Pleasant Hill, Contra Costa County, California.”

C. Linear, angular, and radial data. Sufficient linear, angular, and radial data shall be shown to determine the bearings and lengths of monument lines, street centerlines, the boundary lines of the subdivision, the boundary lines on every lot and parcel which is a part of the subdivision, and ties to existing monuments used to establish the boundary. Arc length, radius, and total central angle and radial bearings of all curves shall be shown. Radial bearing means a curvilinear measure used to describe the angles with which an arc begins and ends. Ditto marks shall not be used in the dimensions and data shown on the map.

D. Monuments. The location and description of all existing and proposed monuments shall be shown. Standard city monuments shall be set at or on city engineer approved offsets, at the following locations:

1. The intersection of street centerlines;

2. Beginning and end of curves or intersection of tangents on centerlines; and

3. Other locations as may be required by the city engineer. (Govt. Code §§ 66495, 66498)

E. Lots. Lot numbers shall begin with the number one 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 map, unless approved by the city engineer. For phased subdivisions, the lot numbers shall continue consecutively, regardless of phases. The subdivider shall show the area of any lot on the map, calculated excluding the area within any public street or alley (either existing or proposed) abutting the lot, but including the area within any easements for other purposes (either existing or proposed).

F. Adjoining properties. The adjoining corners of all adjoining subdivisions shall be identified by current owner, subdivision number, and reference to the book and page of the filed map showing such subdivision. If no subdivision is adjacent, then by the name of the owner and reference to the recorded deed by book and page number for the current record owner.

G. City boundaries. City boundaries which cross or join the subdivision shall be clearly designated as shall locations of boundary lines of the school district or other taxing districts adjacent to or intersecting the subdivision.

H. Street names. The names of all existing and proposed streets, alleys, or highways within or adjoining the subdivision shall be shown. (Govt. Code §§ 66434(d), 66445(c))

I. Easements and dedications.

1. Every easement, right-of-way and proposed dedication for road or street, path, water main, stormwater drainage, sanitary sewer, utility or other public use as may be required shall be offered for dedication to the public for acceptance by the city or other public agency. The use shall be specified on the map. If at the time the final map is approved, a street, path, alley or storm drainage easement is not accepted by the city council, the offer of dedication shall remain open and the city council may, by resolution at any later date, accept and open the street, path, alley or storm drainage easement for public use. The acceptance shall be recorded in the office of the county recorder. (Govt. Code § 66477.2(a); PHMC § 17.30.080.D)

2. The city may accept or reject (subject to later acceptance) a dedication lying outside the subdivision boundary which requires a separate grant deed. The offer of dedication and the city’s acceptance or rejection shall be recorded in the office of the county recorder. (Govt. Code § 66477.2)

3. Every easement 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 (unless evidence is provided that the easement has been formally abandoned).

4. An easement 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 (unless evidence is provided that the easement has been formally abandoned).

5. Each easement of record shall be shown by dashed lines on the final map with the type of easement, widths, lengths and bearings of record.

J. Open space areas. Open space areas, including greenbelts and open space corridors, may be shown, subject to the approval of the city. These areas shall be dedicated as open space easements unless otherwise specified in the approval of the tentative map. The subdivider shall agree to allow such land to be included within an open space maintenance assessment district if proposed by the city, or shall otherwise provide for future maintenance.

K. Statements and certificates. Each certificate, statement, and acknowledgment required by the Subdivision Map Act and this chapter shall appear on the final or parcel map and may be combined where appropriate. (Govt. Code §§ 66430, 66435, 66435.1 – 66443, 66445(e) – (i), 66447-66450)

L. Miscellaneous. The map shall also show:

1. The centerline location of natural channels.

2. The limitation, if any, to easement rights.

3. The location and width of nonaccess strips and reserve strips.

M. Deferred improvements (parcel map only). In a subdivision of four or fewer lots, if fulfillment of construction requirements is being deferred under PHMC § 17.35.040, the parcel map shall contain a statement which reads substantially as follows: (Govt. Code § 66411.1(a))

Notice: Certain off-site and/or on-site improvements are required in connection with these lots. (City of Pleasant Hill File Number _____) No person may obtain a building permit for any lot on this map until all of the required improvements are completed or financial security has been posted with the city to assure completion prior to building occupancy.

(Ord. 752 § 32-6.5, 2000; 1991 code § 32-6.5)

17.30.060 Submittal for city approval.

The subdivider shall submit preliminary prints of the final or parcel map to the city engineer for checking, together with the required fees for plan checking. The preliminary prints shall be accompanied by the following data, plans, reports, and documents in a form as approved by the city engineer, and where applicable, the city attorney.

A. Improvement plans. Improvement plans as required by PHMC § 17.35.050.

B. Grading and drainage plan which conforms to the public works standards and the approved tentative map. Complete hydrology and hydraulic calculations for all drainage facilities.

C. Final engineering geology report. A final engineering geology report prepared in accordance with the city grading ordinance and PHMC § 17.25.050.

D. Final soil report. A final soil report prepared in accordance with the city grading ordinance and PHMC § 17.25.050.

E. Title report. A title report not more than six months old, showing the legal owners at the time of submittal of the final map. (Govt. Code § 66430)

F. Guarantee of title. A guarantee of title, in a form acceptable to the city engineer and city attorney, shall be issued by a title company to and for the benefit and protection of the city and shall be continued complete up to the instant of recording of the final map, guaranteeing that the names of all persons whose consent is necessary to pass a clear title to the land being subdivided, and all public easements being offered for dedication, and all acknowledgments thereto, appear on the proper certificates and are correctly shown on the map, both as to consents as to the making thereof and affidavits of dedication where necessary.

G. Deeds for easements or rights-of-way. A signed deed for each required off-site easement or right-of-way which has not been offered for dedication on the final map; written evidence acceptable to the city in the form of right of entry or permanent easement across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the facility.

H. Traverse closures. Traverse closures for the boundary, blocks, lots, easements, street centerlines and monument lines.

I. Copies of other maps and deeds. Copies of subdivision maps and deeds relating to adjoining properties and to any easements of record pertaining to the property. (See PHMC § 17.30.050.F and I.3 through I.5.)

J. Governing documents. For a cooperative apartment project, condominium, stock cooperative, or conversion, the proposed declaration of covenants, conditions and restrictions containing the provisions described in Civil Code section 1353, and all other governing documents for the subdivision as are appropriate under Civil Code section 1363; for all other subdivisions any declaration of covenants, conditions, and restrictions proposed in connection therewith. All governing documents are subject to review and approval by the city engineer and city attorney.

K. Utilities. Evidence from the various utility companies, satisfactory to the city engineer, that the utility easements are appropriate.

L. Improvement agreement. If the required improvements are not completed before the final map is submitted to the city council, the subdivider shall file an agreement in accordance with the requirements of PHMC § 17.35.060. The subdivider shall secure the performance of the agreement in accordance with the requirements of PHMC § 17.35.070.

M. Stormwater pollution prevention plan for both construction and post-construction periods, in conformance with the public works standards.

N. Street lighting plan.

O. Annotated conditions of approval. A list of all of the tentative map conditions of approval together with a reference or explanation as to how each condition has been satisfied.

P. Other information. Additional data, reports, or information required by the conditions of approval, the city engineer or city attorney. (Govt. Code § 66434.2) (Ord. 752 § 32-6.6, 2000; 1991 code § 32-6.6)

17.30.070 City engineer review and approval – Final and parcel maps.

A. Final maps. The city engineer, in consultation with the zoning administrator, shall review the final map to determine if it conforms to the approved tentative map conditions, the Subdivision Map Act, and this title. The subdivider shall make corrections and additions until the map is acceptable to the city engineer. The subdivider shall submit to the city engineer the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map. Original signatures shall appear on the original drawing and on any duplicates. Upon receipt of all required certificates and submittals and the subdivider’s payment of required fees, the city engineer shall, within 20 days, sign the appropriate certificate and present the corrected final map with accompanying documents to the city council for its consideration and approval. (Govt. Code §§ 66442, 53077.5)

B. Parcel maps. The city engineer, in consultation with the zoning administrator, shall review the parcel map to determine if it conforms to the approved tentative map conditions, the Subdivision Map Act, and this title. The subdivider shall make corrections and additions until the map is acceptable to the city engineer. The subdivider shall submit the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map, to the city engineer. Upon receipt of all required certificates and submittals and the subdivider’s payment of required fees, the city engineer shall, within 20 days, sign the appropriate certificate and present the corrected final map with accompanying documents to the zoning administrator for consideration and approval. (Govt. Code §§ 66463, 66450) (Ord. 752 § 32-6.7, 2000; 1991 code § 32-6.7)

17.30.080 Approval of final and parcel maps.

A. Tax certificate and security. Before the map is submitted to the city council for approval, the subdivider shall:

1. Submit a certificate from the county tax collector stating that all taxes and assessments due have been paid pursuant to Government Code section 66492; and

2. Provide verification that he or she has executed and filed with the clerk of the County Board of Supervisors security for taxes and assessments pursuant to Government Code section 66493.

B. Conformance with tentative map. Upon presentation of the final map, the city council shall approve the map if it conforms with the tentative map conditions of approval, the Subdivision Map Act, and this chapter. If it does not conform, the council shall disapprove the map. The council shall make its decision at the meeting at which it receives the map or at its next regular meeting. (Govt. Code §§ 66458, 66463(d), 66473)

C. Off-site improvements. The city council may not postpone or refuse approval of a final map because the subdivider has failed to meet a tentative map condition requiring construction or installation of off-site improvements on land which neither the subdivider nor the city has sufficient title or interest in to permit the improvements to be made. In this case, the city shall follow the procedure according to Government Code section 66462.5 and PHMC § 17.35.020.K.

D. Offers of dedication. At the time of its action on the final map, the council shall accept, accept subject to construction of the improvements, or reject each offer of dedication. A rejected offer remains open to future acceptance under Government Code section 66477.2 and Code of Civil Procedures section 771.010. (Govt. Code §§ 66463(a), 66477.1, 66477.3)

E. Council consideration. The date the final map is deemed filed with the city council is the date of the council meeting at which the council receives the map. The council shall consider approval of the improvement agreement and security, and completeness of the tax certificate before approving the map. (Govt. Code §§ 66457, 66492)

F. Parcel maps. The applicable provisions of subsections A through E of this section also apply to the zoning administrator’s approval of a parcel map. (Ord. 752 § 32-6.8, 2000; 1991 code § 32-6.8)

17.30.090 Filing with county recorder.

A. Upon approval of the final map by the city council or the parcel map by the zoning administrator, the city engineer and the city clerk shall execute the appropriate certificate on the certificate sheet and shall, subject to the provisions of Subdivision Map Act § 66464, transmit the map to the county recorder. If the county recorder rejects the map for filing under Government Code section 66466, the city shall rescind its approval of the map. (Govt. Code §§ 66429, 66464, 66466)

B. After the filing, the subdivider shall provide to the city a copy of the recorded final map or parcel map and a microfilm copy. (Ord. 752 § 32-6.9, 2000; 1991 code § 32-6.9)