A.
Within
24-months after the date of approval, or conditional approval, of
the tentative map by the city council, or any extension thereof, the
subdivider may cause the subdivision or any part thereof to be accurately
surveyed and a final map to be prepared and filed. The final map shall
substantially conform to the tentative map, as approved, and shall
comply with all applicable provisions of this code.
B.
The
final map shall be submitted to the city clerk not less than 60 days
prior to the date by which the map must be recorded in order to permit
the actions by the city engineer, the city council, and the county
recorder as required.
C.
The
final map may be filed when it is completed and all required improvement
plans and certificates, except the approval certificate of the city
council, have been signed and acknowledged where necessary. A final
map shall not be considered as filed until the city engineer has reviewed
and certified the map in accordance with procedures specified in this
code. The date the map shall be deemed filed with the city council
is the date of the meeting at which the city clerk receives the map.
D.
Documents
shall be filed to include the-following:
1.
One
complete set of original drawings and 10copies;
2.
Evidence
of title, acceptable to the county recorder, secured from a title
company indicating that, as shown by the public records, the parties
whose signatures appear on the map and consent to the recordation
of the map are all the parties having a record title interest in the
land being subdivided, and whose signatures are required by the Subdivision
Map Act;
3.
A
memorandum to the city engineer containing the following data:
a.
A. The total area of the tract submitted,
b.
The total area in roads and the total lineal length of roads,
c.
The total area in lots,
d.
The total number of lots,
e.
The area in parks, school sites or other lands offered for dedication
or reserved for future public or quasi-public uses,
f.
The proposed use of the lots,
g.
Total areas for each of the proposed uses;
4.
Two
copies of the protective covenants and deed restrictions, if any,
that are to be recorded;
5.
Improvement
plans showing all of the improvements required herein, and all others
proposed to be installed by the subdivider in, on, over or under any
road, way, right-of-way, easement or parcel of land dedicated by the
map;
6.
All
notes, sheets and drawings showing traverse closure and the computation
of all distances, angles and courses shown on the final map and ties
to existing and proposed monuments, and adjacent subdivisions shall
accompany the map when required by the city engineer:
7.
A
statement from the county tax collector showing that there are no
liens against the subdivision or any part thereof for unpaid taxes
or special assessments collected as taxes, except taxes or special
assessments not yet payable;
8.
A
statement from the county auditor/controller giving his or her estimate
of the amount of taxes and assessments which are a lien, but which
are not payable;
9.
All
necessary agreements or contracts, bonds and deposits as required
by this title.
E.
Fees
shall be paid to the city clerk at the time of submitting the final
map in amounts and for the purposes as established by resolution of
the city council.
(Prior code § 159.065)
A.
A preliminary
soil report shall be prepared by a geotechnical engineer registered
by the state for any residential, commercial, industrial or institutional
development, based upon adequate test borings or excavations, as determined
by the building official. If the report indicates the presence of
critically expansive soils, or other soil problems which, if not corrected,
would lead to structural defects, the subdivider shall provide for
and submit the findings of a soil investigation of each building site
proposed. The soil investigation shall be prepared by a state-registered
civil engineer and shall recommend corrective action likely to prevent
structural damage to each building site proposed.
B.
A preliminary geologic report prepared by a state-certified engineering geologist, based on adequate test borings, shall be submitted to the building official for every subdivision, and shall provide the same kinds of information with respect to geologic conditions as is required for soil conditions under subsection A above.
C.
When
a soil report, a geologic report, or soil and geologic report have
been prepared specifically for the subdivision, such fact shall be
noted on the final map together with the date of such report or reports,
the name of the engineer making the soil report and the engineering
geologist making the geologic report, and a statement indicating that
the reports are on file for public inspection with the city clerk.
(Prior code § 159.066)
The final map shall be prepared by or under the direction of
a state-registered civil engineer or licensed land surveyor. All data,
profiles and other engineering drawings submitted with the final map
shall be prepared and signed by a registered civil engineer.
(Prior code § 159.067)
A property description shall be provided below the title of
the map. The description shall cover all the property being subdivided,
by reference to such map or maps of the property shown thereon as
previously recorded or filed in the county recorder's office, or as
previously filed with the county recorder pursuant to a final judgment
in any action in partition, or as previously filed in the office of
the county recorder under the authority of California Government Code
Section 66499.50 et seq., or by reference to the plat of any United
States survey. Each reference in such description to any tract or
subdivision shall be spelled out and worded identically with the original
records, and must show a complete reference to the book and page number
of the records of the county recorder. The description shall also
include reference to any abandonment with the date, book and page
or records of the county recorder.
(Prior code § 159.068; Ord. 01-191 § 28)
The final map shall conform to all of the following provisions:
A.
It
shall be clearly and legibly drawn, printed or reproduced by a process
guaranteeing permanent record in black on tracing cloth or polyester
base film (provided, that if ink is used on polyester base film, the
ink surface shall be coated with a substance to assure permanent legibility),
including certificates and acknowledgments which may also be legibly
stamped upon the map with opaque ink.
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 two inches along the left margin and one inch along the
other three margins.
C.
The
exterior boundary of the land included within the subdivision shall
be indicated by a one-sixteenth inch bold line.
D.
The
scale of the map shall be one inch equals 100 feet or a decimal fraction
or a multiple of 100 feet as directed by the city engineer.
E.
Each
sheet shall be numbered, the relation of one sheet to another clearly
shown, and the total number of sheets used shall be set forth on each
sheet.
F.
The
tract number, scale and north point shall be shown on each sheet.
G.
The
map shall show the definite location of the original parcel, or parcels,
and particularly its relation to surrounding surveys.
(Prior code § 159.069)
A.
Certificates
and acknowledgements as required by this code and the Subdivision
Map Act shall appear on the title sheet of the final map, unless their
omission is permitted by the Subdivision Map Act.
B.
In
the event that an owner's development lien has been created pursuant
to the provisions of Article 2.5 (commencing with Section 17430) of
Chapter 4 of Part 10.5 of the California Education Code on the real
property or portion thereof subject to the final map, a notice shall
be placed on the face of the final map specifically referencing the
book and page in the county recorder's office in which the resolution
creating the owner's development lien was recorded. The notice shall
state that the property subdivided is subject to an owner's development
lien and that each parcel created by the recordation of the final
map shall be subject to a prorated amount of the owner's development
lien on a per acre or portion thereof basis.
(Prior code § 159.070; Ord. 01-191 § 29)
The final map shall show the following:
A.
Tract
number, tract name (if any), date of preparation, north point and
scale;
B.
The
locations and names of streets and highways; the centerlines of streets;
the lengths, tangents, radii, central angles and radial bearings of
curves; the total width of each street and the width on each side
of centerlines; the width of any portion of a street being dedicated
and the width of the existing dedication (if any);
C.
The
locations and dimensions of public areas and their net acreage to
the nearest one-tenth of an acre;
D.
The
centerlines, widths and sidelines of all easements to which the lots
are subject, the date on which the easement was created and the book
and page number of the county recorder's records in which the easement
appears. If the easement is not definitely located of record, a statement
as to the easement shall appear on the title sheet. Easements for
storm drains, sewers and other utilities and facilities shall be denoted
by broken lines. Easements shall be clearly labeled and identified;
if easements are already of record, precise reference shall be given.
Easements being dedicated shall be so indicated in the certificate
of dedication;
E.
Locations
and widths of drainage channels, utility rights-of-way, reserve strips,
railroad rights-of-way, and of streets, alleys and pedestrian ways;
F.
Names
of streets adjacent to the proposed subdivision;
G.
Location
of city boundary lines and the boundary lines of any special districts;
H.
The
net dimensions of each lot. Sufficient data shall be shown to determine
readily the bearings and lengths of each lot line. For lots containing
one acre or more, net acreage shall be shown to the nearest one-tenth
of an acre;
I.
All lots shall be numbered consecutively, commencing with the number "1," with no omissions or duplications, except as provided under Section 16.16.130.
J.
All
dimensions in feet and decimals to the nearest hundredth;
K.
The
following survey data:
1.
The
radius, tangent, arc, length and central angle of curves,
2.
Suitable
primary survey control points, including section corners and monuments
existing outside the boundaries of the proposed subdivision,
3.
The
location of all permanent monuments within the proposed subdivision,
4.
Ties
to and names of adjacent subdivisions, and ties to any city and county
boundary lines involved.
(Prior code § 159.071)
A.
The
procedure and practice of all survey work done on any subdivision
in the preparation of a final map shall conform to the accepted standards
of the engineering profession. The accuracy of all boundary surveys
done in connection with any subdivision shall have a precision of
one in 10,000.
B.
In
the event the city engineer, the State Highway Engineer, or the county
director of public works has established the centerline of any street
or alley in or adjoining a subdivision, the final map shall show the
centerline and the monuments which determine its position. If determined
by ties, that fact shall be stated upon the final map.
C.
Each
final map shall fully and clearly show and identify such monuments
or other evidence determining the boundaries of the subdivision as
were found on the ground, together with sufficient corners of adjoining
subdivisions, by lot and block number, tract number and place of record,
or by section, township and range or other proper designation as may
be necessary to locate precisely the limits of the subdivision and
to permit the survey to be retraced.
D.
The
location, size and depth of all monuments placed in making the survey
shall be shown, and if any were reset by ties, that fact shall also
be shown. The monuments on the exterior boundary of the subdivision,
except those within construction zones, shall be placed prior to the
approval of the final map. All interior monuments shall be set subsequent
to the completion of the subdivision improvements, and security shall
be presented by the subdivider as provided for in Section 66498 of
the Subdivision Map Act.
E.
Notice
of setting final monuments shall be given, and payment to the engineer
or surveyor for setting of final monuments shall be made as provided
by the Subdivision Map Act.
F.
Monuments
shall be placed and shall be of the type specified by the latest version
of the city's standard specifications.
H.
Before
street improvements are accepted, all existing monuments disturbed
by the placement of any improvements shall be reset.
I.
Bench
marks shall be set at locations required by the city engineer. The
datum for the area within the city shall be based upon datum established
by the United States Coast and Geodetic Survey Sea Level Datum 1929,
as amended.
J.
Identification
of monuments and bench marks shall be through the use of a standard
plaque. Descriptions of all monuments and bench marks shall be furnished
for inclusion in the official records of the city engineer.
K.
All
surveys required by this code, or necessary to the subdivision of
land, shall conform to the California Coordinate System when required.
Each final map shall show the California coordinate of every monument,
and all California coordinates of every monument, and all California
coordinates shall be used and shown on all traverse closure sheets,
and other notes and ties which are required by this code.
L.
The
blocks and lots of each final map or approved map of record shall
have a mathematical accuracy of closure to one in 10,000.
(Prior code § 159.072)
A.
If
any portion of the land within the subdivision shown on any final
map is subject to inundation or flood hazard by storm waters, such
fact and portion shall be clearly shown by a prominent note on each
sheet of the final map.
B.
If
any portion of such land is or will be subject to periodic sheet overflow,
or ponding of local or foreign storm water, the city engineer, after
consulting with the design engineers, shall so inform the State Real
Estate Commissioner.
C.
The
location of any watercourse, channel, stream or creek which functions
as a drainage facility shall be shown on the final map. In the event
the watercourse, channel, stream or creek is to be relocated, only
the new location need be shown on the final map.
(Prior code § 159.073)
The recordation of the final map and the construction of subdivision improvements may be performed in two or more phases; provided, that each phase must have a separate tract number; and further provided, that the subdivider, at the time the tentative map was filed with the secretary of the planning commission, indicated on the subdivider's statement that is required pursuant to Section 16.12.040, his or her intention to file multiple final maps, or after the filing of the tentative maps, the city and the subdivider concur in the filing of multiple final maps. Final maps for all phases shall be filed with the council within the time limits set forth in this chapter for the filing of a final map.
(Prior code § 159.074)
A.
All
parcels of land shown on the final map as intended for public use
shall be offered for dedication for public use at the time the map
is filed, except those parcels which are intended for the exclusive
use of lot owners in the subdivision, their licensees, visitors, tenants
and servants.
B.
All
streets, alleys, pedestrian ways, drainage channels and ponding basins,
easements and other rights-of-way shown on the final map as intended
for public use shall be offered for dedication for public use at the
time the final map is filed.
C.
All
rights of access to and from streets, lots and parcels of land shown
on the final map as intended to be surrendered shall be offered for
dedication at the time the final map is filed.
D.
Letters
shall be submitted with the final map from the public utilities that
will serve the subdivision certifying that satisfactory arrangements
have been made with the public utilities for providing utility service
and necessary easements therefor to serve each lot within the subdivision.
(Prior code § 159.075)
Title to dedicated property shall pass upon its acceptance by
the city council and recordation of the final map. The responsibility
for maintenance of improvements shall not pass to the city until the
improvements have been accepted by the city council pursuant to applicable
provisions of the California Streets and Highways Code.
(Prior code § 159.076)
A.
If
at the time the final map is approved, any streets, paths, alleys,
rights-of-way for local transit facilities such as bus turnouts, benches,
shelters, landing pads and similar items which directly benefit the
residents of a subdivision, reserve strips or storm drainage easements
are rejected, the offer of dedication shall remain open and the council
may by resolution at any later date, and without further action by
the subdivider, rescind its action and accept any open streets, paths,
alleys, rights-of-way for local transit facilities such as bus turnouts,
benches, shelters, landing pads and similar items which directly benefit
the residents of a subdivision, or storm drainage easements for public
use, which acceptance shall be recorded in the office of the county
recorder.
B.
One
foot reserve strips provided across the end of stubbed streets or
along partial streets adjoining unsubdivided land shall be designated
by a capital letter; provided, however, that such reserve strip lots
shall be exempt from all other provisions of this chapter governing
the size, shape or area of lots, or which are otherwise applicable
to lots. These reserve strips shall be offered to the city for dedication
at the time the final map is recorded. However, the city shall reject
the offer until such time as additional right-of-way is required to
allow the extension of a stubbed street or completion of a partial
street. All rights of vehicular access across said reserve strips
shall be abandoned until such time as the reserve strips are accepted
by the city for street purposes.
(Prior code § 159.077)
A.
Offers
of dedication may be terminated and abandoned in the same manner as
prescribed for the abandonment or vacation of streets by the Streets
and Highways Code.
B.
Except
as provided by the Subdivision Map Act, if a resubdivision or reversion
to acreage of the tract is subsequently filed for approval, any offer
of dedication previously rejected shall be deemed to be terminated
upon the approval of the map by the city council.
(Prior code § 159.078)
A final map shall be accompanied by a drainage plan showing
street grades, curbs, gutters, catch basins, storm sewers, drainage
channels, natural drainageways, detention ponds and other drainage
works in sufficient detail to enable the city engineer to determine
the adequacy of provisions for drainage and the disposal of surface
and stormwaters.
(Prior code § 159.079)
A.
The subdivider shall improve or agree to improve all lands dedicated for streets, pedestrian ways, drainage channels, easements and other rights-of-way as a condition precedent to acceptance thereof and approval of the final map, subject to the exceptions prescribed under Chapter 16.24.
B.
Improvements
shall conform with standard engineering practices and in accordance
with the city's standard specifications and standard details.
C.
Improvements
shall be constructed in accordance with plans approved by the city
engineer. Writ-ten notice shall be given by the subdivider to the
city engineer prior to commencing construction of improvements.
D.
Improvements
shall include the following:
1.
Grading
and surfacing of all streets, public ways and bicycle paths within
the subdivision that lie between the boundary of the subdivision and
the centerline of the proposed or existing streets, public ways, and
bicycle paths fronting, backing or siding to the subdivision. The
minimum street surfacing shall be 22 feet from the edge of the gutter.
An additional 10 feet of street surfacing shall be provided where
a disability area is needed to provide safe access to the proposed
subdivision;
2.
Providing
such domestic water supply and fire hydrants as may be necessary for
fire protection and protection of the public health;
3.
Providing
such storm drain and flood control works as necessary for the public
convenience and safety;
4.
Providing
a sanitary sewer system and connection to an existing sewage disposal
system;
5.
Constructing
curb, gutter, sidewalk, tie-in paving, and replacement of inadequate
existing pavement on streets where the subdivision adjoins existing
streets. The replacement paving shall be limited to one-half the street
and as necessary to provide an acceptable cross-slope and smooth transition;
6.
Constructing
other structures necessary to the use of streets, highways, bicycle
paths, public ways and the drainage thereof;
7.
Providing
for street name signs and their installation;
8.
Providing
for the cost of street trees and their planting and one year maintenance
of streets, bicycle paths, and public ways;
9.
Providing
street light facilities on all streets, paths, and other pedestrian
or vehicular ways proposed for development. The street lights shall
become a city-owned system upon acceptance of the subdivision. The
style and spacing of street lights shall be subject to the approval
of the public works director. The subdivider shall make all necessary
arrangements with the utility company and pay all costs for providing
underground service;
10.
Constructing the improvement across any storm drain channel, railroad
right-of-way or other facility adjacent to the subdivision.
E.
The
city engineer shall have the right to enter upon the sites of improvements
for the purpose of inspecting them, and the subdivider shall furnish
the city engineer with soils and materials tests by a compe-tent laboratory
as may be required to determine the acceptability of such materials.
F.
Whenever
this title requires that a subdivider install sewer, water and drainage
facilities, or related facilities, as a condition precedent to the
acceptance of the final map, and where, in the opinion of the city
council, it is necessary that laterals or other facilities be constructed
or be of a larger size than is necessary to serve the subdivision,
for the benefit of property not within the subdivision, the city council
may, by contract with the subdivider, agree to reimburse the subdivider
for such oversized facilities. Such contract shall provide that the
city may collect a reasonable charge from any person using the oversized
facility for the benefit of property not within the subdivision.
G.
A complete
set of "as-built" improvement plans shall be filed with the city engineer
upon completion of the improvements. The improvement plans shall be
provided as follows:
1.
One
full scale set of mylar reproducibles not less than three-thousandths
of an inch in thickness;
2.
One
thirty-five (35) millimeter microfilm copy filmed at 24:1 reduction;
3.
All
information included on the improvements plans on the latest AutoCAD
release format utilized by the city at the date of final map plans
submittal to the city engineer. Only standard AutoCAD fonts and line
types shall be accepted. Layers may have any name, however, improvement
plans shall be organized such that the following elements are on individual
layers as follows:
H.
Upon
the completion of the required improvements by the subdivider, the
city engineer shall make a final inspection of the subdivision. If
upon inspection it is found that all improvements have been installed
in accordance with approved plans and specifications, the city engineer
shall transmit such findings to the city council.
I.
The
subdivider shall enter into an agreement to maintain the improvements
for a period of one year from the date of acceptance of the improvements
by city council. The agreement shall be secured by a maintenance bond
or similar security acceptable to council in the amount of 10% of
the estimated public improvements to insure maintenance. Such bond
or security shall be posted prior to the acceptance of the improvements
by city council.
(Prior code § 159.080)
A.
Upon
receipt of the final map, the city clerk shall refer five copies of
the map, together with all pertinent documentation submitted by the
subdivider, to the city engineer for review.
B.
The
city engineer shall refer all easements for public utilities, including
anchorage easements, to the proper public utility for review and recommendation.
C.
The
city engineer shall check and determine the correctness of surveying
data, plans, profiles and specifications of improvements, certificates
of dedication, acceptances of dedication and acknowledgements, and
such other matters as require checking to insure compliance with this
code.
D.
If
the final map conforms to the tentative map as approved by the planning
commission, and no changes have been made which have not been approved
by the commission, the secretary of the commission shall certify the
original tracing of the anal map on behalf of the commission. If the
final map does not so conform, the secretary of the commission shall
report such fact to the city engineer, and shall not certify the map
until the map is made to conform.
E.
If
the final map and all accompanying materials are in the correct form
prescribed by this code, and the matters shown thereon are sufficient,
their correctness shall be certified on the map by the city engineer
or his or her qualified designee by signature within 60 days of receipt.
If any part of the final map or accompanying materials is incorrect
or incomplete, one copy of the map and relevant materials shall be
returned to the subdivider with notations as to errors or omissions.
Certification by the city engineer or his or her qualified designee
shall not be provided until the subdivider resubmits the map and materials
free of errors or omissions previously noted.
F.
The
city engineer shall transmit the original or corrected map and materials,
together with a report, to the city clerk for review with the city
council.
(Prior code § 159.081)
A.
The
city council shall, at the meeting at which it receives the map, or
at its next regular meeting after the meeting at which it receives
the map, approve the map by resolution if it is in conformity with
all the requirements of this title and the Subdivision Map Act applicable
at the time of approval or conditional approval of the tentative map
and any rulings made thereunder. If the map does not so conform, the
council shall disapprove the map.
B.
The
council shall, at the time it approves a final map, accept or reject
any or all offers of dedication and shall, as a condition precedent
to the acceptance of any roads or easements, require that the subdivider
agree to improve the roads and easements. If at the time the final
map is approved, any streets, paths, alleys or storm drainage easements
are rejected, 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 or storm drainage easements for public use, which acceptance
shall be recorded in the office of the county recorder.
C.
When the subdivider shall have filed with the city clerk the agreement and bond, or made the deposit, as described under Section 16.16.190, and when such agreement and financial instrument shall have been approved by the city attorney as to form, and by the city engineer and city council as to sufficiency, the city clerk shall deliver the map duly certified to the county recorder for recordation.
D.
If
the city council determines either that the map is not in conformity
with the requirements of this chapter, the Subdivision Map Act or
the approved tentative map, or the proposed improvements do not meet
city standard specifications, the city council shall by resolution
disapprove such final map, specifying its reason or reasons therefor,
and the city clerk shall, in writing, advise the subdivider of such
disapproval and reasoning based thereon.
E.
Within
30 days after the city council has disapproved a final map, the subdivider
may file a new final map with the city clerk, altered to conform to
all the requirements of this chapter and the Subdivision Map Act.
F.
No
final map shall have any force or effect until the same has been approved
by the city council, and no title to any property described in any
offer of dedication shall pass until the recordation of the final
map.
(Prior code § 159.082)
A.
Prior
to the approval of the final map by the city council, the subdivider
shall execute and file an agreement between himself or herself and
the city, specifying the period within which the subdivider shall
cause all work to have been completed, and providing that if the subdivider
shall fail to cause all improvement work to be completed within such
time period, the city may cause the same to be completed and recover
the full cost and expense therefrom from the subdivider. The agreement
shall provide for the inspection of all improvements by the city engineer.
The agreement may provide for the following:
B.
To
assure full and faithful performance, the subdivider shall file with
the aforesaid agreement a bond, cash, letter of credit or other form
of improvement security allowed by the subdivision map in an amount
equal to 150% of the sum estimated by the city engineer to be sufficient
to cover the cost of the improvements and incidental expenses, and
to cover replacement and repair of existing streets and other improvements
that may be damaged in the development of the subdivision. A bond
offered as security shall be executed by a surety company authorized
to transact surety business in the state, and must be approved by
the city attorney as to form and by the city engineer as to sufficiency.
C.
In
the event the subdivider shall fail to complete an improvement work
in accordance with the provisions of this title, and the city shall
have completed the same, or if the subdivider shall fail to reimburse
the city for the cost of incidental expenses, or to cover the cost
of replacement and repair of existing streets or other improvements
damaged in the development of the subdivision, the city shall call
on the surety for reimbursement. In any such case, if the amount of
surety bond, cash deposit, letter of credit or other security shall
exceed all cost and expense incurred by the city, it shall release
the remainder of such security. If the amount of the security shall
be less than the cost and expense incurred by the city, the subdivider
shall be liable to the city for such difference.
(Ord. 92-74)
Immediately following the recordation of the final map, the
subdivider, at the subdivider's expense, shall furnish the city engineer
copies of the improvement plans, final map and affidavit sheet as
follows:
A.
One
duplicate tracing of the final map on mylar not less than three-thousandths
of an inch in thickness with all recording data thereon;
B.
One
mylar of the final map not less than three-thousandths of an inch
thick and two blank line prints with all recording data thereon reduced
to an eight and one-half inches by eleven inches sheet;
C.
All
information included on the final map and improvement plans on the
latest AutoCAD release format utilized by the city at the date of
the final map submittal to the city engineer. Only standard Auto-CAD
fonts and line types shall be accepted. Layers may have any name,
however, final maps and improvement plans shall be organized such
that the following elements are on individual layers as follows:
D.
One
thirty-five (35) millimeter microfilm copy filmed at 24:1 reduction
of the final map;
E.
Four
sets of blue line prints and one set of sepia reproducibles of the
approved street improvement plans.
(Ord. 96-135)
