Chapter 16.03
FINAL SUBDIVISION MAPS
Sections:
16.03.060 Preliminary submittal for city approval.
16.03.070 Review by city engineer.
16.03.080 Engineer’s statements.
16.03.090 Approval by city engineer.
16.03.100 Approval by city council.
16.03.110 Denial by city council.
16.03.120 Filing with the county recorder.
16.03.130 Amendments to final map.
16.03.010 General.
A. The form, contents, accompanying data and filing of the final map shall conform to the provisions of the Subdivision Map Act and this chapter.
B. The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. (Ord. 2009-07 § 1 (part))
16.03.020 Phasing.
A. Multiple final maps relating to an approved or conditionally approved tentative map may be filed prior to the expiration of the tentative map if the subdivider, at the time the tentative map application is filed, notifies the community development director in writing of the subdivider’s intention to file multiple final maps on the tentative map in accordance with Section 16.01.050(G), or after filing of the tentative map, the community development director and the subdivider concur in the filing of multiple final maps. In providing the notice, the subdivider shall not be required to define the number or configuration of the proposed multiple maps. The city council may determine the number, configuration, or sequence at the time of approval of the tentative map.
B. The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of the tentative map. Each final map which constitutes a part or unit of the approved or conditionally 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 constitute a logical and orderly development of the whole subdivision. (Ord. 2009-07 § 1 (part))
16.03.030 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, centerline of streets, alleys or easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed one ten-thousandth for field closures and one twenty-thousandth for calculated closures.
B. At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code so that another engineer or surveyor may readily retrace the survey. At least one exterior boundary line shall be monumented prior to recording the final map. Other monuments shall be set as required by the city engineer. (Ord. 2009-07 § 1 (part))
16.03.040 Form.
The form of the final map shall be consistent with Section 66434 of the Subdivision Map Act. (Ord. 2009-07 § 1 (part))
16.03.050 Contents.
The contents of the final map shall conform to the Subdivision Map Act and as follows:
A. Boundary. The boundary of the subdivision shall be designated by a heavy black line 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 shall appear in the title, “City of Winters, Yolo County.”
C. Scale, North Point and Basis of Bearings. There must appear on each map sheet the scale, the north point, the basis of bearings and the equation of the bearing to true north. The basis of bearings shall be approved by the city engineer.
D. Linear, Angular and Radial Data. Sufficient linear, angular, and radial data shall be shown to determine the bearing and lengths of monument lines, street centerlines, the boundary lines of the subdivision, the boundary lines of every lot and parcel which is 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. Ditto marks shall not be used in the dimensions and data shown on the map.
E. Monuments. The location and description of all existing and proposed monuments shall be shown. Standard city monuments shall be set at the following locations, or on city engineer approved offsets:
1. The intersection of street centerline;
2. Beginning and end of curves or intersection of tangents on centerline;
3. At other locations as may be required by the city engineer.
F. Lot Numbers. 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 final map, unless approved by the city engineer.
G. Adjoining Properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number or name when not identified by official number and reference to the book and page of the filed map showing such subdivision; and 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 last record owner.
H. City Boundaries. City boundaries which cross or join the subdivision shall be clearly designated.
I. Street Names. The names of all streets, alleys or highways within or adjoining the subdivision shall be shown.
J. Easements and Dedications.
1. Easements and dedications for roads or streets, trails, bicycle facilities, parks and recreation facilities, open space, landscaping, paths, alleys, utilities, local transit facilities, stormwater drainage, sanitary sewers or other public use as may be required shall be dedicated to the public for acceptance by the city or other public agency and the use shall be specified on the map;
2. 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;
3. 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;
4. The sidelines 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.
K. Greenbelt Areas. Greenbelt areas may be shown, subject to the approval of the city. Public greenbelt areas shall be dedicated in fee unless otherwise specified in the approval or conditional approval of the tentative map. Private greenbelt areas shall be dedicated as open space easements unless otherwise specified in the approval or conditional approval of the tentative map.
L. Building Setback Line. Approved building setback lines shall be shown.
M. Building Envelope. For all lots with a slope of twenty (20) percent or greater, specific location of building envelopes and driveways shall be shown.
N. Areas Subject to Inundation. A statement about any lot or lots within the subdivision being subject to inundation shall be shown on the map. (Ord. 2009-07 § 1 (part))
16.03.060 Preliminary submittal for city approval.
The subdivider shall submit prints of the final map along with the appropriate fees to the city engineer for 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 this title.
B. Soils Report. A soils report prepared in accordance with Section 16.01.050(B) and the Uniform Building Code.
C. Title Report. A title report showing the legal owners at the time of submittal of the final map.
D. Tax Certificate. A certificate from the county tax collector stating that all taxes due have been paid or that a tax bond or other adequate form of security assuring payments of all taxes which are a lien but not yet payable has been filed with the county.
E. Deeds of Easements or Rights-of-Way. Deeds for off-site 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.
F. Traverse Closures. Traverse closures for the boundary blocks, lots, easements, street centerline and monument lines.
G. Hydrology and Hydraulic Calculations. Complete hydrology and hydraulic calculations of all stormdrains and flood flow.
H. Governing Documents. The submittal of the final map for a common interest development within the meaning of Sections 1350 et seq. of the State Civil Code shall include the proposed declaration of covenants, conditions and restrictions containing the provisions described in Section 1353 of the Civil Code and all other governing documents for the subdivision as are appropriate pursuant to Section 1363 of the Civil Code. The submittal of the final map for all subdivisions other than a common interest development shall include any declaration of covenants, conditions and restrictions proposed in connection therewith. All documents shall be subject to review and approval by the city engineer and city attorney.
I. Guarantee of Title. A guarantee of title, in form acceptable to the city engineer and city attorney, shall be issued by a competent 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.
J. Improvement Agreement. In the event sewer, water, drainage, grading, paving or other improvements required pursuant to this title have not been completed prior to the presentation of the final map, a subdivision improvement agreement shall be filed for the improvement thereof. The subdivider shall secure the performance of the subdivision improvement agreement.
K. Liability Agreement and Insurance. A hold-harmless agreement obligating the subdivider to hold the city and its officers, agents and employees harmless from any liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider and/or the subdivider’s subcontractors in connection with the subdivision. A certificate of insurance reporting to the city the amount of insurance the subdivider carries for the subdivider’s own liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider or his subcontractors in connection with the subdivision. The certificate of insurance shall name the city as a named insured. The agreement and certificate required by this subsection shall be subject to prior review and approval by the city engineer and city attorney.
L. Deed Restrictions. One copy of the deed restrictions shall be submitted to the city engineer at the time of final map submission.
M. Building Envelope. For all lots with a slope of twenty (20) percent or greater, specific locations of building envelopes and driveways shall be shown.
N. Any additional data, reports or information as required by the city engineer or city attorney. (Ord. 2009-07 § 1 (part))
16.03.070 Review by city engineer.
The city engineer shall review the final map along with the appropriate fees and any other required information and the subdivider shall make corrections and/or additions until acceptable to the city engineer. (Ord. 2009-07 § 1 (part))
16.03.080 Engineer’s statements.
The city engineer shall comply with the statement requirements provided for in Sections 66441, 66442, and 66443 of the Subdivision Map Act. (Ord. 2009-07 § 1 (part))
16.03.090 Approval by city engineer.
The subdivider shall submit to the city engineer the original tracing of the map and any duplicates per county requirements, 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 the blueline duplicate. Upon receipt of all required certificates and submittals required pursuant to Section 66435 et seq. of the Subdivision Map Act, the city engineer shall sign the appropriate certificates and transmit the original map to the city clerk. (Ord. 2009-07 § 1 (part))
16.03.100 Approval by city council.
A. The final map approved by the city engineer as complying with the approved or conditionally approved tentative map shall be filed with the city council for approval after all required certificates have been signed. The date the map shall be deemed filed with the city council is the date on which the city clerk receives the map. The city council shall consider the final map for approval at its next regular meeting after the city clerk receives the map. Before approving the final map, the city council shall consider approval of the subdivision improvement agreement.
B. 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. At the time the city council approves the final map, it shall also accept, subject to improvement or reject any offer of dedication. The city clerk shall certify or state on the final map the action of the city council. If any streets, paths, alleys, public utility easements, trails, bicycle facilities, open space easements, landscaping easements, parks and recreation facilities, local transit facilities, or storm drainage easements are rejected, subject to Section 771.010 of the Code of Civil Procedure, 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, trails, bicycle facilities, open space easements, landscaping easements, parks and recreation facilities, local transit facilities, or storm drainage easements, which acceptance shall be recorded in the office of the county recorder.
C. The city may accept any dedications lying outside the subdivision boundary which require a separate grant deed. The acceptance shall be recorded in the office of the county recorder.
D. If the subdivision improvement agreement and/or final map is unacceptable, the city council shall make its 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.
E. The city council shall 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 to permit the improvements to be made. (Ord. 2009-07 § 1 (part))
16.03.110 Denial by city council.
The city council shall not deny approval of the final map if the city has previously approved a 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 code, the general plan, any applicable specific plan, the tentative map and all conditions thereof. (Ord. 2009-07 § 1 (part))
16.03.120 Filing with the county recorder.
Upon approval of the final map by the city council, the city clerk shall execute the appropriate certificate on the certificate sheet and shall, subject to the provisions of Section 66464 of the Subdivision Map Act, transmit the map, or have an authorized agent forward the map, to the county recorder. (Ord. 2009-07 § 1 (part))
16.03.130 Amendments to final map.
After a final map is filed with the county recorder, it may be amended by a certificate of correction or an amending map pursuant to provisions of Section 66469 et seq. of the Subdivision Map Act. (Ord. 2009-07 § 1 (part))
16.03.140 Processing fees.
Reasonable fees for processing a final map may be established by resolution of the city council. (Ord. 2009-07 § 1 (part))