Within 24 months after approval or conditional approval of the tentative map, the subdivision or any part thereof shall be surveyed and a final map thereof prepared by a land surveyor or a civil engineer authorized to practice land surveying in conformance with the tentative map as approved or conditionally approved and with the requirements set forth in this title and be filed in accordance with the definition incorporated in Section 19-08.200 of this title. This time limit shall not include any period of time during which a development moratorium is in existence or during a stay of time approved by the Planning Commission due to a lawsuit that has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of the tentative map. The periods of time shall be limited to the lengths indicated in Government Code Section 66452.6.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The civil engineer or land surveyor shall file with the Department
of Community Development, the number of copies of the final map of
each subdivision as may be required by the City Engineer.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Upon written application of the subdivider made within 24 months
after approval or conditional approval of the tentative map, the Planning
Commission may, after referral to other affected offices and agencies,
grant an extension of time not to exceed one year, for filing the
final map with the City Council. Four subsequent extensions of time,
each not to exceed one year, may thereafter be granted. The application
and processing fee, as established by resolution of the City Council,
shall be submitted to the Department of Community Development. The
Planning Commission may deny any extension of time if the subdivider
does not agree to new conditions of approval which are based upon
ordinances, policies, or standards in effect at the time of the submittal
of the extension request.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
(A)
If a subdivider is required to expend $125,000.00 or more (or such
other sum as provided in Government Code Section 66452.6) to construct,
improve, or finance the construction or improvement of public improvements
outside the property boundaries of the tentative map, as set forth
in Government Code Section 66452.6, and can document, through the
submittal of itemized receipts to the City Engineer for the purchase
of materials and payment for services, the expense incurred did in
fact exceed $125,000.00, or such other sum specified in Government
Code Section 66452.6, each filing of a final map authorized by Government
Code Section 66456.1 shall extend the expiration of the approved or
conditionally approved tentative map by 36 months from the date of
its expiration or the date of the previously filed final map, whichever
is later. The extensions shall not extend the tentative map more than
10 years from its approval or conditional approval.
(B)
For the purpose of this section only, the boundary of the tentative
map shall be defined as the right-of-way centerline of any existing
adjacent minor or collector street, 12 feet to the near side of the
right-of-way centerline of any existing adjacent major street or highway,
the ultimate flowline of any existing public drainage channel or way,
or the property boundary, whichever causes the boundary map to enclose
the greatest area.
(Ord. 2622 § 1, 1987; Ord. 3238 § 34, 1996; Ord. 3396 § 1, 1998)
Upon written application by the subdivider, within 10 calendar
days of the filing of a lawsuit in a court of competent jurisdiction
involving the approval or conditional approval of the tentative map,
the Planning Commission may consider a stay of time for filing the
final map with the City Council. Within 40 calendar days of receiving
said application, the Planning Commission shall either stay the time
period for up to five years or deny the requested stay.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Failure to file a written request for an extension of time or
stay of time by the subdivider within the time period prescribed by
this title shall terminate all proceedings for receiving an extension
of time or stay of time. Once a tentative map has expired, the subdivider
must submit a new tentative map application together with all required
fees to subdivide the property.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The final map shall be clearly and legibly drawn in a form and
on materials approved by the County Recorder and City Engineer. The
outside dimensions of each sheet of said map shall be 18 inches by
26 inches or 460 by 660 millimeters. A marginal line shall be drawn
completely around each sheet, leaving an entirely blank margin of
one inch or 25 millimeters. The scale of the map shall be sufficient
to show all details clearly, and shall not be less than one inch to
100 feet. Each sheet of the map shall show the date of the survey,
north arrow, and a written and graphic scale. The map shall be so
made and shall be in such condition when filed that good legible prints
and negatives can be made therefrom.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The boundary of the subdivision shall be designated by a distinctive
border approved by the City Engineer applied to the final map. Such
border shall not interfere with the legibility of figures or other
data.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The title of each sheet of said final map shall consist of the
approved name and subdivision number of the subdivision, if appropriate,
conspicuously placed on the lower right-hand corner of the sheet,
followed by the words "City of Santa Rosa, County of Sonoma, State
of California."
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The following certificates, acknowledgments and descriptions
shall appear where possible on the title sheet of the final map; whenever
appropriate the certificates may be combined:
(A)
Statements by Parties Holding Title. A statement signed and acknowledged
by all parties having any record, title or interest in the land subdivided,
consenting to the preparation and recordation of said map. Signatures
of parties owning the types of interest indicated in Government Code
Section 66436 may be omitted as allowed by this section of the Subdivision
Map Act providing their name(s) and the nature of their interest(s)
are set forth on the map;
(B)
Dedication Statements. The statement may assert that a certain parcel
or parcels are not offered for dedication. However, as a condition
precedent to the approval of any final map, any or all of the parcels
of land or dedication of vehicular access rights shown thereon and
intended for any public use or benefit shall be offered for dedication
for public use except those parcels intended for the exclusive use
of lot owners in the subdivision, their licensees, visitors, tenants
and servants. In the event the streets or any of them shown on a subdivision
map are not offered for dedication, the statement may contain wording
to this effect. If such statement appears on the map, and if the map
is approved by the City Council, the use of any such street or streets
by the public shall be permissive only;
(C)
Engineer's (Surveyor's) Statement. A statement by the civil engineer
who is authorized to practice land surveying or land surveyor responsible
for the survey and final map. The signature of each civil engineer
or land surveyor shall be accompanied by his or her seal and the expiration
date of license or registration;
(D)
Certificates, statements, and acknowledgments for execution by each
of the following in the format on file in the Department of Community
Development:
(E)
Such other affidavits, certificates, acknowledgments, endorsements,
and notarial seals as may be required by law and by this title.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Sufficient data must be shown on the map to determine the exact
bearing and length of every lot line, block line and boundary line.
Dimensions of lots shall be shown in feet and hundredths of feet to
the nearest hundredth. No ditto marks shall be used. Lots containing
one acre or more shall show net acreage to the nearest hundredth.
Bearings and distances of straight lines and radii and arc length
for all curves, and such information as may be necessary to determine
the location of the centers of curves, shall be shown in feet and
hundredths of feet to the nearest hundredth.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The subdivision shall be tied into the City of Santa Rosa Coordinate
System by the method and standards shown in the City survey standards
on file in the Department of Public Works. If no City coordinate system
monument exists within a reasonable distance, as determined by the
City Engineer, a tie to a monument established by the National Geodetic
Survey shall be shown in accordance with the requirements of Section
8771.5 of the Business and Professions Code. Coordinate values of
any monuments used to establish coordinate ties shall be shown on
the final map. If no coordinate monuments of either the City coordinate
system or the California Coordinate System exist within a reasonable
distance from the survey shown on the final map, a tie to a map recorded
in the County Recorder's Office shall be made, in accordance with
the City survey standards, as approved by the City Engineer.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Whenever the City Engineer has established the monument or centerline
of a street or alley adjoining to, or within the proposed subdivision,
the data shall be shown on the subdivision map. All dimensions relative
to the right-of-way widths, relationship to other control lines, easements
and/or sidelines shall also be shown on the subdivision map.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The maps shall clearly show what existing monuments or other
evidence was found on the ground in determining the boundary of the
subdivision. The adjoining corners of all adjoining subdivisions shall
be identified by lot, and where applicable, block numbers, subdivision
name and recording data or other property designation.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
All lots and parcels offered for dedication shall be particularly
delineated and designated with all dimensions, boundaries and courses
clearly shown and defined in every case. Parcels are differentiated
from each other and from "lots" in that each parcel shall be lettered
consecutively, beginning with the letter "A" and continue with no
omissions or duplications. Sufficient linear, angular and curve data
shall be shown to determine the bearing and length of the boundary
lines of every block, lot and parcel which is a part thereof. Sheets
shall be arranged so that no lot is split between two or more sheets
unless otherwise approved by the City Engineer. Lot numbers shall
begin with a numerical "1" and continue consecutively throughout the
tract with no omissions or duplications. No block designation shall
be used.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The sidelines and/or centerlines of all existing and proposed
easements shall be shown by fine dashed lines. If any easement already
on record cannot be definitely located, a statement of the existence,
the nature thereof, and its recorded reference must appear on the
title sheet. Distance and bearings on the lot lines which are cut
by an easement shall be dimensioned so that the map will clearly show
the actual length of the lot lines. The widths of all easements and
sufficient ties thereto to locate definitely the same, with respect
to the subdivision, must be shown. All easements must be clearly labeled
and identified. If an easement shown on the map is already of record,
its recorded reference must be given. If an easement is being dedicated
on the map, it shall be set out in the owner's certificate for dedication.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Subsequent to approval by the City Council, the filing for record
of a final map shall constitute abandonment of all dedications to
the public not shown on the map. Any map submitted shall be accompanied
by evidence of title and nonuse, or lack of necessity of streets or
easements previously dedicated to the public which are to be vacated
or abandoned.
(Ord. 3396 § 1, 1998)
All final maps shall have a location map relating the subdivision
to the general layout of the City, and it shall be placed on the first
map sheet, or key map, rather than on the certificate sheets.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
When the final map consists of more than two map sheets, the
legend and a key map showing the relationship of each sheet shall
be placed on the first map sheet. Every sheet comprising the map shall
bear the scale, north arrow, title, sheet number, and number of sheets
comprising the map.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
On and after January 1, 1987, no requirements shall be included
on a final map or parcel map which do not affect record title interests.
However, the map shall contain a notation or reference to additional
information as required in this title. The map shall contain the following
in bold print:
|
"NOTICE"
|
|
See Sheet No. ___ for all local agency-required information.
|
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Additional information, as set forth in this section, shall
be required to be submitted on an additional map sheet which shall
be identified as the information sheet and which shall indicate its
relationship to the final or parcel map, and shall contain a statement
that the additional information is for informational purposes, describing
conditions as of the date of filing, and is not intended to affect
record title interest. The information sheet shall contain the following:
(A)
The full title block;
(B)
A graphic scale;
(C)
A north arrow;
(D)
All required notes and all required additional survey and map information,
including but not limited to, building setback lines, building envelopes,
flood hazard zones, seismic lines and setbacks, geologic mapping,
archeological sites, creek setback lines, and applicable fees. The
additional information need not be provided at the same scale as on
the map if, in the opinion of the City Engineer, the result is plainly
and readily legible. In no case, shall a scale of greater than one
inch to 100 feet be utilized. Typical representations may also be
utilized if, in the opinion of the City Engineer, they adequately
communicate the desired information.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The subdivider shall submit the following documents along with
the final map to the City Engineer:
(A)
Calculation Sheets. Electronically computed calculation sheets, in
a form approved by the City Engineer, giving plane coordinates of
the boundary of the subdivision, blocks, lots, parcels, easements,
and street centerlines therein;
(B)
Report and Guarantee of Clear Title. The final map shall be accompanied
by a preliminary title report prepared by a duly authorized title
company naming the persons whose consent is necessary to the preparation
and recordation of said map and to the dedication of the streets,
alleys, and other public places shown on the map, and certifying that,
as of the date of the preparation of the report, the persons therein
named are all the persons necessary to give clear title to said subdivision;
(C)
Deed Restrictions. The final map shall be accompanied by three copies
of all proposed covenants, conditions and restrictions;
(D)
Preliminary Soils Report. Along with, or prior to, the submission
of the final subdivision map, the subdivider shall file a preliminary
soils report, prepared by a civil engineer based upon adequate test
borings or excavations of the subdivision. The preliminary soils report
may be waived if the Chief Building Official determines that critically
expansive soils or other soils problems which could lead to structural
defects do not exist;
(E)
Soil Investigation. If the preliminary soils report indicates the
presence of critically expansive soils or other soil problems which,
if not corrected, would lead to structural damage, a soils report
considering each lot in the subdivision shall be prepared by a civil
engineer. The soils report shall recommend corrective action which
is likely to prevent structural damage to each main structure proposed
to be constructed. The report shall be filed with the Chief Building
Official, who shall approve the soil investigation report if he determines
that the recommended corrective action is likely to prevent structural
damage to any main structure to be constructed on any lot in the subdivision.
Subsequent building and planning permits shall be conditioned upon
the incorporation of the latest approved recommended corrective action
in the construction of each building.
(F)
Restricted Access Deed. Whenever required, a deed signed by the owner
relinquishing the right of vehicular access over the side line or
lines of a highway, freeway, parkway, or street.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
(A)
Improvement Plans. Prior to or at the time of receipt of a proposed
final map, detailed plans, cross-sections, profiles and specifications
of the improvements to be installed as required by the provisions
of this title and the conditions of the tentative map approval, and
of all other improvements proposed to be installed by the subdivider
within any street, right-of-way, easement or parcel of land dedicated
on the map, preexisting within or contiguous to the subdivision, including
the estimated cost thereof, shall be prepared and submitted by the
subdivider in accordance with the requirements of the City Engineer.
(B)
Design Data. Design data, assumptions, and computations for proper
analysis in accordance with sound engineering practice shall be submitted
along with the improvement plans.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
Upon receipt of a proposed final map and other data, the City
Engineer or his or her designee shall review the same to determine:
(A)
Compliance with the provisions of the Subdivision Map Act, this title,
and the conditions of approval;
(B)
Whether the proposed map is technically correct (survey data, mathematical
data, and computations);
(C)
The sufficiency of required affidavits and acknowledgments. The City
Engineer shall inform the subdivider or authorized agent of any errors
or omissions and of any corrections to the proposed final map and
other documents which are required. The subdivider shall make the
corrections and/or additions until the proposed map and documents
are acceptable to the City Engineer. The final map shall be deemed
submitted to, and filed with the City Engineer only when the City
Engineer determines the proposed final map and other required documents
to be sufficient and acceptable, and that all provisions of the Subdivision
Map Act, this title, the conditions of approval and adopted policies
and standards have been complied with. The City Engineer shall certify
his or her approval on the original tracing and all necessary prints
of the final map, and shall file the map and other required documents
with the City Council.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
The City Engineer-Community Development shall approve or disapprove
all final maps (including final parcel maps) as provided below.
(A)
After the City Engineer-Community Development receives a proposed
final map, he or she shall notify the City Council at its next regular
meeting that the map is being reviewed for final approval.
(B)
The Clerk of the City Council shall thereafter provide notice of
this pending review, which notice shall be attached and posted with
the City Council's regular agenda and shall be mailed to interested
parties who request notice.
(C)
The City Engineer-Community Development shall not approve the final map unless (1) the subdivision agreement and bond or deposit as provided in Sections 19-56.040 and 19-56.050 have been approved by the City Attorney as to form and by the City Engineer-Community Development as to sufficiency; and (2) he or she determines that the final map is in conformity with the requirements of this title, the Subdivision Map Act at the time the tentative map was approved, and in substantial compliance with the previously approved tentative map and any approved alterations thereof, and its conditions.
(D)
The City Engineer-Community Development may accept, accept subject
to improvement, or reject dedications and offers of dedications that
are made by a statement on the map. Rejected offers of dedication
may nevertheless be accepted at a later date.
(E)
The City Engineer-Community Development shall approve or disapprove the final map within 10 working days following the meeting of the City Council that was preceded by the notice in subsection (B) above.
(F)
The City Engineer-Community Development is authorized to execute the subdivision agreement required by Chapter 19-56.
(G)
The decisions by the City Engineer-Community Development may be appealed
to the City Council by filing with the City Clerk a written notice
of appeal on a form provided by the City Clerk within 15 calendar
days of the date of the decision, together with any applicable fees
as determined by Council resolution.
(H)
The City Council shall periodically review this delegation of authority
to the City Engineer-Community Development.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998; Ord. 3501 § 1, 2000)
The subdivider shall furnish copies of the final map as follows:
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
(A)
Preparation of Map. If the filing of multiple final maps is contemplated
prior to receiving approval or conditional approval of a tentative
map, the subdivider must show the probable boundaries of each phase
of the subdivision on the tentative map. If the tentative map has
already been approved and has not expired, the subdivision may still
be phased with the concurrence of the City Engineer.
(B)
Filing. The subdivider shall submit copies of the original or approved
tentative map as required by the Department of Community Development
City Engineer.
(C)
Fee. A processing fee in an amount established by resolution of the
City Council shall be paid at the time of submitting the application.
If the tentative map has already received approval, no public hearing
will be required.
(D)
Processing Procedure. An original tentative map or a previously approved
tentative map will be processed the same as any other tentative map
with the exception of holding a public hearing on a previously approved
tentative map. This procedure will not limit the authority of the
Planning Commission or City Council to impose reasonable conditions
relating to the filing of multiple final maps. The concurrence of
the Planning Commission or City Council to allow the filing of multiple
final maps shall not affect the expiration date of the approved tentative
map.
(Ord. 2622 § 1, 1987; Ord. 3396 § 1, 1998)
