Prior to the expiration of approval or conditional approval
of the tentative map, the subdivider may cause part or all of the
subdivision to be surveyed and a final map prepared by a registered
civil engineer or licensed surveyor, conforming to the approved tentative
map. Four blue-line or black-line prints of the final map and such
other copies as may be required for checking and approval shall be
submitted to the city clerk, together with a checking fee of $200.00,
plus $2.50 per lot shown on the final map.
(Prior code § 2-3.12; Ord. 1074 § 2, 1983)
At the time of submitting the final map, the subdivider shall
submit the following for approval:
A. Traverse
Sheets. Traverse sheets in a form approved by the city engineer giving
latitudes and departures and coordinates of the boundary of the subdivision
and blocks and lots.
B. Improvement
Plans. Copies as may be required of detailed plans, cross sections,
profiles and specifications of the improvements to be installed, and
of all other improvements proposed to be installed by the subdivider,
in-tract or off-tract, and the estimated cost thereof. Plans shall
be prepared by a registered civil engineer as required by the city
engineer. Sheets shall be 24 inches by 36 inches with a two-inch left
margin and a plan and profile drawn to a scale of one inch equals
40 feet, or one inch equals 50 feet. Details shall normally be required,
and in addition an overall grading plan of the proposed subdivision
may be required. Any requirement for submitting a grading plan with
the final map shall be made by the planning commission at the time
of approval of the tentative map.
C. Design
Data. Design data, assumptions and computations shall be submitted
for water, sewer, storm drainage and street pavement design. Analyses
shall be extended outside of the subdivision boundary when necessary.
All analyses shall be prepared in accordance with sound engineering
accompanied by certified test reports when required by the city engineer.
D. Report and Guarantee of Clear Title. The final map shall be accompanied by a report prepared by a duly authorized title company naming the persons (other than persons owning interests of the character described in subsections (A)(1) and (A)(2) of Section
19.24.140 of this chapter) whose consent is necessary to the preparation and recordation of the map and to the dedication of the streets, alleys and other public places, 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 the subdivision. At the time of recording, there shall be filed with the county recorder a guarantee (executed by a duly authorized title company for the benefit and protection of the city) showing that the persons named and consenting to the preparation and recordation of the map and offering for dedication the streets, alleys and other public places shown thereon are all the persons (other than persons owning interests of the character described in subsections (A)(1) and (A)(2) of Section
19.24.140) necessary to pass clear title to the subdivision and to the dedication shown thereon.
E. Inspection
Costs. Before approval is given the final map, the subdivider shall
deposit with the director of community development in cash or certified
check the costs of inspections to be made by the city according to
the following scale:
1. Four
percent of the estimated cost of improvements up to and including
$25,000.00;
2. Three
and one-half percent of the estimated cost of improvements from $25,000.00
up to and including $75,000.00;
3. Three
percent of the estimated cost of improvements on any amount in excess
of $75,000.00.
No refunds will be made, and no additional charges will be made.
|
F. Agreement and Bond. The agreement and bonds specified in Sections
19.24.040 and
19.24.080 of this chapter.
G. Deed
Restrictions. Three copies of all proposed deed restrictions.
(Prior code § 2-3.14; Ord. 2038 § 1, 2012)
Upon receipt by the director of community development of the
final map and other data submitted, the map and data shall be referred
to the city engineer, who shall examine them to determine that the
subdivision as shown is substantially the same as it appeared on the
approved tentative map, and any approved alterations thereof; that
all provisions of the law and of this chapter applicable at the time
of approval of the tentative map have been compiled with; and that
he or she is satisfied that the map is technically correct. If the
city engineer determines that the map does not fully conform, he or
she shall advise the subdivider of the necessary changes or additions
and allow an opportunity for the subdivider of the necessary charges
or additions and allow an opportunity for the subdivider to make such
changes or additions. If the city engineer shall determine that the
map conforms, he or she shall so certify the map, and transmit it
to the director of community development.
(Prior code § 2-3.15; Ord. 2038 § 1, 2012)
Prior to the approval by the council of the final map, the subdivider
shall execute and file an agreement between him or herself and the
city, specifying the period within which he or she shall complete
all improvement work to the satisfaction of the city engineer, and
providing that if he or she shall fail to complete such work within
such period, the city may complete the same and recover the full cost
and expense thereof from the subdivider. The agreement also shall
provide for inspection of all improvements by the city engineer. Such
agreement may also provide:
A. For
the construction of the improvements in units;
B. For
extension of time under conditions therein specified;
C. For
progress payments to the subdivider or his or her order from any deposit
money which the subdivider may have made in lieu of providing a surety
bond; providing, however, that no such progress payment shall be made
for more than 90 percent of the value of the work completed to the
satisfaction of the city engineer;
D. For
the financing and construction of any or all of such improvements
under appropriate special assessment act proceedings, in which case
the subdivider shall agree, in writing, to initiate and, so far as
may be in his or her power, to consummate such proceedings within
such time as may be prescribed by the council.
(Prior code § 2-3.16)
At its next regular meeting or within a period of not more than 10 days following the city engineer's transmittal of the final map to the director of community development, the council shall consider the offers of dedication. In the event that all improvements required or conditions imposed upon approval under the terms of this chapter or by law are not completed before the filing of the final map. The council may enter into an agreement with the subdivider for posting a bond or cash deposit as provided in Section
19.24.080 of this chapter. In such case, when the agreement and bond or deposit have been approved by the city attorney as to form, and by the city engineer as to sufficiency, the council may consider the final map. The council shall approve the map if it conforms to the requirements of this code and the Subdivision Map Act. If it does not conform it shall be disapproved and the subdivider is informed.
(Prior code § 2-3.17; Ord. 2038 § 1, 2012)
The director of community development, upon approval by the
council of the final map, the receipt of the necessary recording fees,
and after the signatures and seals have been affixed to the map, shall
cause the map to be transmitted to the county clerk, who shall process
and record the same. No map shall have any force or effect until the
same has been approved by the council, and no title to any property
described in any offer of dedication shall pass until recordation
of the final map.
(Prior code § 2-3.18; Ord. 2038 § 1, 2012)
Immediately subsequent to the recordation of the final map,
the subdivider thereof shall furnish, at his or her own expense, copies
of the final map and affidavit sheet as follows:
A. One
duplicate tracing on cloth with all recording data thereon to be filed
with the city engineer;
B. Three
reproductions, one on cloth, to be filed with the city clerk.
(Prior code § 2-3.19)
The subdivider shall also file with the agreement a faithful
performance bond in an amount deemed sufficient by the city engineer
to cover the cost of the improvements and incidental expenses, and
a "labor and materials" bond in an amount required by
law on bonds for public construction, and by its terms to inure to
laborers and material-men upon work and improvements conditioned upon
the payment of labor and materials for labor and materials rendered
and performed under the terms of the agreement. Such bonds shall be
executed by a surety company authorized to transact a surety business
in the state and must be satisfactory to and be approved by the city
attorney as to form. In lieu of the faithful performance bond and
the labor and materials bond, the subdivider may deposit cash with
the director of community development in the amount of the faithful
performance bond.
(Prior code § 2-3.20; Ord. 2038 § 1, 2012)
In the event the subdivider shall fail to complete all improvement
work in accordance with the provisions of this chapter and the city
shall cause to be completed, then the city may call on the surety
company for, or may appropriate from any cash deposits, funds for
reimbursement. If the amount of the surety bond or cash deposit shall
be less than the cost and expense incurred by the city, the subdivider
shall be liable to the city for such differences.
(Prior code § 2-3.21)
No extension of time, progress payments from cash deposits,
or a release of a surety or cash deposit shall be made except upon
certification by the city engineer that work covered thereby has been
satisfactorily completed, and upon approval of the improvements by
the council.
(Prior code § 2-3.22)
The final map shall be clearly and legibly drawn in black waterproof
India ink, upon good tracing cloth, but affidavits, certificates and
acknowledgments may be legibly stamped or printed upon the map with
opaque ink. Signatures shall be in opaque black ink. The dimensions
of each sheet of the map 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. The minimum scale of the map shall be one
inch equals 60 feet unless prior written approval is obtained from
the city engineer. All details shall show clearly, and enough sheets
shall be used to accomplish this end. The particular number of the
sheet and the total number of sheets comprising the map shall be stated
on each of the sheets and the relative location of each adjoining
sheet shall be clearly shown by a small key map on each sheet. Each
sheet shall show the date of the survey, north point, and 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.
(Prior code § 2-3.23)
The title of each sheet of the final map shall consist of the
tract number followed by the approved name and unit number of the
tract, all conspicuously placed on the sheet followed by the words,
"City of Pleasanton." Maps filed for the purpose of showing
as acreage land previously subdivided into parcels or lots or blocks
shall be conspicuously designated with an appropriate approved title.
(Prior code § 2-3.24)
Wherever the city engineer has established a system of coordinates,
then the survey shall be tied into such system. The adjoining corners
of all adjoining subdivisions shall be identified by lot and block
numbers, subdivision name and place of record, or other proper designation.
The mapping angle shall be indicated on the map, and the point at
which this mapping angle is correct shall be indicated, as well as
the coordinates of that point.
(Prior code § 2-3.25)
The title sheet of the map, below the title, shall show the
name of the engineer or surveyor, together with the date of the survey,
the scale of the map and the number of sheets. The following certificates,
acknowledgments and description shall appear on the title sheet of
the final maps. Such certificates may be combined where appropriate:
A. Certificate
by Parties Holding Title. A certificate signed and acknowledged by
all parties having any record title interest in the land subdivided,
consenting to the preparation and recordation of the map; provided,
however, that the signatures of parties owning the following types
of interest may be omitted if their names and the nature of their
interests are set forth on the map:
1. Rights-of-way,
easements or other interests, none of which can ripen into a fee,
2. Rights-of-way,
easements or revisions, which by reason of changed conditions, long
disuse or neglect appear to be no longer of potential use or value
and which signatures it is impossible or impractical to obtain. In
this case, a reasonable statement of the circumstances preventing
the procurement of the signature shall be also endorsed on the map,
3. Any
subdivision map including land originally patented by the United States
or the state, under patent reserving interest to either or both of
these entities, may be recorded under the provisions of this chapter
without the consent of the United States or the state thereto, or
the dedication made thereon;
B. Dedication
Certificates. A certificate signed and acknowledged as provided in
this section offering for dedication all parcels of land shown on
the final map and intended for any public use, except those parcels
other than the streets which are intended for the exclusive use of
the lot owners in the subdivision, their licensees, visitors, tenants
and servants;
C. Engineer
Certificate. A certificate by the civil engineer of licensed surveyor
responsible for the survey and final map. The signature of such civil
engineer or surveyor, unless accompanied by his or her seal, must
be attested;
D. Certificates
for execution by each of the following:
2. Director
of community development,
E. Certificate
Restricting Traffic, if Required. A certificate prohibiting traffic
over the side line of a major highway, parkway, street or freeway,
when and if the same is required;
F. Description
of Property. A description of all the property being subdivided by
reference to maps or deeds of the property shown thereon as shall
have been previously recorded or filed. Each reference in such description
to any tract or subdivision shall be spelled out and worded identically
with the original record thereof and must show a complete reference
to the book and page of records of the county. The description shall
also include reference to any vacated area with the number of the
ordinance of vacation thereof;
G. Other
Affidavits, etc. The title sheet shall contain such other affidavits,
certificates, acknowledgments, endorsements and notarial seals as
are required by law and by this chapter. All certifications and acknowledgments
shall be individually subtitled, and the subtitle shall be underlined.
(Prior code § 2-3.26; Ord. 2038 § 1, 2012)
An accurate and complete boundary survey shall be made of the
land to be subdivided. A traverse of the exterior boundaries of the
tract and of each block, when computed from field measurements on
the ground, must close within a limit of one to 10,000 feet of perimeter
and the calculations shall be adjusted as required in order to close.
The boundary of the subdivision shall be indicated on the final map
by a solid blue line approximately one-sixteenth inch wide. All lines
shown on the map which do not constitute a part of the subdivision
and any area enclosed by such lines shall be labeled "not a
part of this subdivision." All such lines shall be dashed.
(Prior code § 2-3.27)
The final map shall show all survey and mathematical information
and data necessary to locate all monuments and to locate and retrace
any and all interior and exterior boundary lines appearing thereon,
including bearings and distances of straight lines, and radii and
arc lengths for all curves, and such information as may be necessary
to determine the location of the centers of curves.
(Prior code § 2-3.28)
All lots and blocks and all parcels offered for dedication for
any purpose shall be particularly delineated and designated with all
dimensions, boundaries and courses clearly shown and defined in every
case. Parcels offered for dedication other than for streets or easements
shall be designated by letter. All lots, and wherever practicable,
blocks in their entirety shall be shown on one sheet. No ditto marks
shall be used for lot dimensions. Lot numbers shall begin with the
numeral "1" and continue consecutively throughout the
tract, with no omissions or duplications.
(Prior code § 2-3.29)
The map shall show the right-of-way lines of each street, and
the width of any portion being dedicated and widths of any existing
dedications. The widths and locations of adjacent streets and other
public properties within 50 feet of the subdivision shall be shown.
If any street in the subdivision is a continuation or approximately
a continuation of an existing street, the conformity or the amount
of nonconformity of such street to such existing street shall be accurately
shown. Whenever the centerline of a street has been established or
recorded, the data shall be shown on the final map.
(Prior code § 2-3.30)
The sidelines of all easements shall be shown by fine dotted
lines. If any easement already of record cannot be definitely located,
a statement of the existence, the nature thereof and its recorded
reference must appear on the title sheet. Distances and bearings on
the sidelines of lots which are cut by an easement must be arrowed
or so shown that the map will indicate clearly the actual lengths
of the lot lines. The widths of all easement and sufficient ties thereto
to definitely locate the same with respect to the subdivision must
be shown, together with all building and use restrictions applicable
thereto. If an easement shown on the map is already of record, its
recorded reference must be given. If an easement is being dedicated
by the map, it shall be set out in the owner's certificate of
dedication.
(Prior code § 2-3.31)
The map may show approved building setback lines on all streets
by long, thin, dash lines, or the building setback lines may be indicated
by appropriate notation on the face of the map.
(Prior code § 2-3.32)
The map shall show the line of high water in case the subdivision
is adjacent to a stream, channel or body of water, and shall also
show any area subject to inundation by a fine continuous line.
(Prior code § 2-3.33)
The map shall show fully and clearly what stakes, monuments
or other evidence to determine the boundaries of the subdivision were
found on the ground and each adjacent corner of each adjoining subdivision
or portion thereof, by lot and block numbers, tract name or number
and place or record, or by section, township and range, or other proper
designation. The following required monuments shall be shown on the
final map:
A. The
location of all monuments placed in making the survey, and if any
points were reset by ties, that fact shall be stated;
B. Concrete
monuments of a type approved by the city engineer shall be set on
street centerlines at all street intersections, at the beginning and
end of all horizontal curves, at the point of intersection of tangents
when possible and on straight tangents in excess of 500 feet. Additional
monuments may be required where sight distance is obstructed by topographic
features or grade changes. The exact location of all such monuments
shall be shown on the final map before approval is requested;
C. Any
monument or bench mark as required by this chapter that is disturbed
or destroyed shall be replaced by the subdivider before acceptance
of any improvements;
D. A cross
shall be marked in the curb or sidewalk at the extension of all side
lot lines and on a fixed offset from the street right-of-way line.
The offset distance shall be noted on the final map;
E. Monuments
may be set after acceptance of the final map by the council under
conditions recommended by the city engineer and approved by the council.
(Prior code § 2-3.34)