The form and content of a parcel map or the final subdivision map, collectively referred to in this article as the final map, shall be in accord with the provisions of Article 4, Chapter 3, Division 2, Title 7, Government Code of the State of California and in addition shall comply with all of the provisions of this article. Final maps not submitted in accord therewith shall not be considered for approval.
(§ 1, Ord. 572, eff. February 18, 2018)
Final maps may be filed with the City Engineer within a period of 12 months after the approval of conditional approval of the tentative map.
(a) 
Said filing must be at least 20 calendar days prior to submittal of said map to the City Clerk for agenda scheduling before the City Council.
(b) 
Any failure to record a final map within the time limits specified above or within any extension thereof granted pursuant to this article shall terminate all proceedings.
(§ 1, Ord. 572, eff. February 18, 2018)
The City Council may grant an extension of time, not to exceed an additional 18 months beyond the 12 months allowed for the recording of a final map. An application by the subdivider for such an extension of time shall be made in writing to the City Council and received at Town Hall not fewer than 30 days prior to the 12 month expiration date of the approved or conditionally approved tentative map.
(a) 
The application shall be in letter form, addressed to the City Council, and shall state the reasons for requesting the extension.
(b) 
In granting an extension by the City Council, new conditions may be imposed and existing conditions may be revised.
(§ 1, Ord. 572, eff. February 18, 2018)
The subdivider may cause the proposed subdivision or any part thereof to be accurately surveyed and a parcel map or a final map to be prepared by a State of California registered civil engineer or a state licensed land surveyor substantially in accord with the tentative map as approved or conditionally approved.
The final map shall comply with the provisions of this article and the Subdivision Map Act of the State. The applicant shall simultaneously submit all accompanying documents as required in Section 9-1.1206. When and only when, the collective requirements of Section 9-1.1205 and Section 9-1.1206 are satisfied, the City Engineer will commence his or her review of the final map.
(§ 1, Ord. 572, eff. February 18, 2018)
The following content, form, and copy requirements shall be adhered to on all final maps submitted to the City Engineer for his or her review:
(a) 
Title Sheet. The title sheet shall contain the tract designation as approved by the Planning Commission, and tract number as assigned by the Public Works Department of the County of Santa Clara.
(1) 
Below the title shall appear a subtitle giving a general description of the property and a reference to the maps which have been previously recorded. All references to final maps, parcel maps, and records of survey shall be written and worded identically with the original records as recorded, by book and page.
(2) 
Upon the title sheet of each map tiled for the purpose of reverting subdivided land to acreage, there shall appear conspicuously in the title the words "The purpose of this Map is a REVERSION TO ACREAGE of...........(insert legal description of land being reverted)." In the case of reversion to acreage, no accurate survey need be made unless deemed necessary by the City Engineer.
(3) 
Below the subtitle the words "TOWN OF LOS ALTOS HILLS" shall appear.
(b) 
Identification. Identification shall be as follows:
(1) 
The map shall show clearly the stakes, monuments (type, size, and registration tag number if any), or other evidence found on the ground in making the survey to determine the boundaries of the subdivision. All final maps shall show the ties to not less than two existing monuments.
(2) 
The corners of all adjoining subdivisions shall be identified by lot or parcel number, tract name and number, and place of record, book and page, and proper ties therewith. The map shall show type, size and registration tag number placed in making the survey for proper reference and data sufficient for relocation and retracing any and all exterior boundary lines and lot or parcel lines. Where the City Engineer has established the monument line of a road adjacent to or in the proposed subdivision, the data shall be shown on the map, indicating all monuments found, and with reference to the field book or map. If the points were reset from ties, the courses and detail of relocation data shall be so stated.
(3) 
Sufficient data shall be shown on the map so as to determine readily the bearings, lengths, and curves of all lines which create the external boundaries of the subdivision and the internal division of all lands contained therein; the map shall show the basis of bearing.
(4) 
The dimensions of each lot, parcel or easement shall be given as total dimensions, corner to corner, and shall be so designated in feet and hundredths of a foot.
(5) 
All curves shall be indicated by radii, arc lengths, and total central angles or bearings of terminal radii of each curve as may be necessary to determine the location of the centers of curves. No ditto marks shall be used. The bearing of each radial line to each lot or parcel corner on each curve, or the central angle of each segment within each lot or parcel shall be shown.
(6) 
The centerlines and side lines of all streets or roads, the total widths thereof, and the widths each side of the centerline, and the widths of any portion of a street being offered for dedication, the width of existing and proposed dedications, and the widths of any flood-control drainage channel or other right-of-way shall be shown.
(7) 
The final map shall delineate the side and front lines of any street or other public way over which the ingress and egress of traffic is prohibited.
(8) 
Lot or parcel numbers shall begin with the number "1" and shall continue consecutively throughout the subdivision with no omissions or duplications, except that lot or parcel numbers in subsequent contiguous subdivision units may expand the numbering sequence of the previous unity, provided the commercial name of the subdivision remains unchanged. All letters and figures within the subdivision shall be conspicuous and solid.
(9) 
All Easements. All notes or figures pertaining to each easement shall be subordinate in form and appearance to those relating to the division of land itself.
(10) 
The map shall show all easements of record or easements to be recorded, to which the lots or parcels will be subject. Such easements shall be clearly labeled and identified if already of record, and record reference given. If any easement is not definitely located by record, a statement of such easement must appear on the map. All easements other than for streets shall be denoted by fine broken lines and designated as to type. Easement widths, and the lengths and bearings of the lines thereof, together with sufficient ties thereto, shall be set forth to definitely locate the easement with respect to the subdivision. Distances and bearings on the side lines of lots which are cut by easements shall be arrowed or so shown as to indicate clearly the actual length of each lot line.
(11) 
The final map shall show any body of water, natural or artificial, and all natural drainages and shall delineate such area, if any, subject to periodic flooding or inundation by water.
(12) 
City boundary lines which are within 100 feet of the exterior boundaries of the subdivision shall be clearly designated and referenced.
(13) 
There shall appear a note on the final map that a soils report has been prepared stating the date thereof and the name and registration certificate of the civil engineer making the report.
(14) 
If any portion of the land within the boundaries shown on the tentative map of a division of land is subject to flood hazard, inundation, or geological hazard, and the use of the property will be for structures thereon, the advisory agency may disapprove the map or any portion of the map so affected and require protective improvements to be constructed as a condition precedent to approval of the map. If any portion of a lot or parcel of a division of land is subject to flood hazard, inundation or geological hazard, such fact and portion shall be clearly shown on the final map by a prominent note on each sheet of such map, whereon any such portion is shown.
(15) 
In the event that a dedication of a right-of-way for storm drainage purposes is not required, the location of any watercourse, channel, stream or creek shall be shown on the final map.
(16) 
The final map shall show and delineate all other data that is or may be required by other provisions of this chapter or otherwise by law.
(c) 
Certification. Certification shall be as follows:
(1) 
Each final map shall contain the requisite owner's certificate and acknowledgment, City Clerk's certificate, civil engineer's or licensed land surveyor's certificate, City Engineer's certificate, County Recorder's certificate, and such other certificates and acknowledgments as may be required by the Subdivision Map Act, and as required by local ordinance. The form of each certificates shall be established by resolution of the City Council.
(2) 
The owner's certificate shall include offers of dedication of all roads and other easements shown on the final map intended for any public use, except those parcels of land which are for the exclusive use of the lot owners in the subdivision, their tenants, visitors, and employees, such private parcels or easements shall be specifically designated on the final map.
(3) 
Affidavits, certificates, acknowledgments, endorsements, acceptances, or rejection of dedication and notarial seals as required by law and by this chapter shall appear only once upon the title sheet or such other sheets as may be required. The written contract of all certificates, acknowledgments and other matters on the map shall be subject to the approval of the City Attorney.
A certificate of the licensed civil engineer or land surveyor shall appear on the map showing date of survey and setting of monuments and description of monuments by which they may be identified.
(d) 
Form. Form shall comprise the following elements:
(1) 
Title Sheet. A key map shall be placed on the title sheet should the final map consist of three or more sheets, including the title sheet, and every sheet of a final map shall bear the tract number, the title (but not the subtitle other than on the title sheet), the scale of the map, the north point, the basis of bearings, the legend, a description of the monuments and the sheet number and number of sheets comprising the map, and the relation, if any, between each sheet and each other sheet thereof.
(2) 
Map Orientation. The map on each sheet and the lettering thereon shall be so oriented that with the north point direction away from the reader, the map may be read most conveniently from the bottom or lower corner. The binding edge shall be the shorter dimension of the map to the reader's left.
(3) 
Sheet Size and Scale. The size of each sheet shall be 18 inches by twenty-six inches (26) inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The final map shall be drawn according to an engineer's scale of one inch equals 50 feet.
(4) 
Map Border. The subdivision boundary shall be designated by a Prussian blue border one-eighth inch wide applied inside the boundary line to the reverse side of the tracing. Such boundary line shall not obliterate figures or other data.
(5) 
Signatures. The final subdivision map shall conform to the provisions of the Subdivision Map Act of the State, except that signatures shall be made in black India ink.
(6) 
Map Materials. Final maps shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film, including certificates. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.
(7) 
Roadway Labels. All road or street names shall be spelled out in full.
(e) 
Copies and Originals to be Submitted to City Engineer. All that has been mandated in Section 9-1.1205, inclusive, shall be submitted to the City Engineer with original tracings and a minimum of four blue line prints of such final map, and such additional copies as may be required by the City Engineer, with any and all alterations and changes required thereto, conforming to law and the requirements of this chapter.
(§ 1, Ord. 572, eff. February 18, 2018)
The following accompanying documents shall be required for any and all final maps submitted to the City Engineer for review:
(a) 
Evidence of Title. In the event any dedication is to be made for public use, a title guarantee issued by a reputable title company doing business in the County of Santa Clara, dated not more than 10 days prior to the date of the filing of the final map, showing the names of all persons whose consent is necessary for the preparation of said map, and for any dedication to public use, and their interests therein, certified for the benefit and protection of the Town that the persons therein named are all of the persons necessary to give clear title to the roads and other easements therein to be offered for dedication;
(b) 
Traverse Sheets. Electronic calculation traverse sheets, in a form approved by the City Engineer, giving the bearings, distances, angles, radii, length of curves, latitudes, departures, and coordinates, mathematical closure within the allowable limits of error of the exterior boundaries of the subdivision. All lots or parcels, and all parcels offered for dedication shall be shown on the calculation sheets. Ties to existing and proposed monuments shall be indicated;
(c) 
Plans, Profiles, Details. Four sets of plans, profiles, details and specifications for improvements conforming to the Town Standard Specifications for Subdivision and to Article 11. Said plans, profiles and details must show full details of all improvements, and shall be to a scale of 40 or 50 feet to the inch horizontally, and four or five feet to the inch vertically;
(d) 
A detailed estimate of quantities and costs of the proposed improvements for approval of the City Engineer;
(e) 
Such deeds, offers of dedication or other instruments affecting or conveying title or any interests in land as are required under the terms of conditional approval of the tentative map;
(f) 
A receipt for applicable fees required for the filing of a final map, amount in accordance with the fee schedule formally adopted by resolution of the City Council;
(g) 
Three sets of landscaping plans, if required.
(§ 1, Ord. 572, eff. February 18, 2018)
Within 20 calendar days after the submittal of all information required by Sections 9-1.1205 and 9-1.1206, the City Engineer shall have examined the final map and accompanying data and shall determine:
(a) 
Whether the subdivision is substantially the same as shown on the approved or conditionally approved tentative map, with only approved alterations thereof;
(b) 
Whether all conditions of the tentative map approval have been completed, or if incomplete, can be included in a regular subdivision improvement agreement with the Town;
(c) 
Whether the Subdivision Map Act, all provisions of this chapter, and all other applicable provisions of law have been complied with; and
(d) 
Whether said final map is technically correct.
The City Engineer may request the assistance of other agencies in the checking and certification of the final map. The time limits for checking and approval may be extended by the mutual consent of the subdivider and the City Engineer or the City Council.
If the final map is found to be technically correct and in conformance, the City Engineer shall certify the map and return it to the City Clerk to be filed and/or processed in accordance with the provisions of the Subdivision Map Act of the State.
(§ 1, Ord. 572, eff. February 18, 2018)
Parcel maps not requiring dedications need not be approved by the City Council. Said maps, when in compliance with this article and the Subdivision Map Act, may be signed by the City Engineer and filed with the Santa Clara County Board of Supervisors.
(§ 1, Ord. 572, eff. February 18, 2018)
(a) 
At the time set for the consideration of the final map which requires dedications and/or improvements, or at any adjournment thereof of not over five days. the City Council shall consider the matter. If the City Engineer has certified that the final map so filed conforms in all respects with the tentative map and the Subdivision Map Act, as approved or conditionally approved, the City Council shall approve such final map.
(b) 
If the City Council finds that the final map does not, in fact, conform with the approved or conditionally approved tentative map, the final map shall be returned to the subdivider, together with a statement of the reasons for the findings of the Council; with the provision that a new map, deemed to be in conformance with the approved tentative map, may be submitted within the time limit applicable to his or her original submittal to the City Council. The City Council shall accept any and all offers of dedication of parcels upon which any physical improvements are required by the City Council to be constructed, furnished, and installed by the subdivider. Such acceptance shall be so stated in the certificate prepared for City Council certification. The City Council shall accept any and all offers of dedication for other parcels or easements.
(c) 
Denial of Final Map. The City Council shall deny approval of a final map if it makes any of the following findings:
(1) 
That the proposed map is not consistent with applicable general and specific plans;
(2) 
That the design or improvements of the proposed subdivision are not consistent with applicable general and specific plans;
(3) 
That the site is not physically suitable for the type of development proposed:
(4) 
That the site is not physically suitable for the proposed density of development;
(5) 
That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
(6) 
That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
(7) 
That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the City Council may approve a map if it finds that alternate easements for access or for use will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established in judgment of a court of competent jurisdiction and no authority is granted by this section to the City Council to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
(§ 1, Ord. 572, eff. February 18, 2018)
In addition to the corrective amendments authorized by Government Code Section 66469, after a final map or parcel map is filed in the office of the County Recorder, the recorded final map may be modified by a certificate of correction or an amending map, if the City Council finds that there are changes in circumstances that make any or all of the conditions of the map no longer appropriate or necessary and that the modifications do not impose any additional burden on the present fee owner of the real property, and if the modifications do not alter any right, title, or interest in the real property reflected on the recorded map and the City Council finds that the map, as modified, conforms to the provisions of Government Code Section 66474. Any such proposed modification shall be set for public hearing before the Planning Commission and City Council in accordance with the procedures set forth for approval of tentative maps. The Planning Commission and the City Council shall confine their hearings to consideration of, and action on, the proposed modification.
(§ 1, Ord. 572, eff. February 18, 2018)