§ 17.28

The form, contents, accompanying data, and filing of the final tract map or parcel map shall conform to the provisions of the Subdivision Map Act, this Title and applicable standards imposed by the County of San Bernardino for maps filed with the office of the County Recorder. The final tract map or parcel map and any accompanying data or additional information shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor authorized to practice in the State.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

Final and parcel map submittal and review procedures shall be pursuant to this Chapter and applicable City standards. The City Engineer shall review all final and parcel map submittals for conformance with the provisions of this Title and may deem them incomplete and return all or portions of a submittal for reasons

which include, but are not limited to, the following: incomplete submittal or filing; untimely submittal or filing; non-conformance with the tentative map; non-conformance with the conditions of approval applied to the tentative map; non-conformance with this Title; non-conformance with City standards; errors on the final tract map or parcel map, on any accompanying data, or on any additional information, or omissions on the final tract or parcel map, on any accompanying data, or on any additional information.

1.

The City Engineer shall forward the final map or parcel map to the Community and Economic Development Department for review. The Community and Economic Development Department's review shall be limited to determining that the final map or parcel map is in substantial compliance with the approved tentative map or tentative parcel map, and compliance with applicable planning conditions of approval.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.030 - Complete and timely final map filing with the City Engineer.

A.

The City Engineer shall determine that a complete and timely final map or parcel map filing has been made if he or she determines that, at a minimum, the following items have been received, prior to the expiration of the tentative map:

1.

Improvement plans approved by the City Engineer;

2.

Complete and accepted public improvements or acceptable subdivision improvement agreement(s) and securities;

3.

Proof of payment of all applicable fees;

4.

Will serve letters from all applicable utilities and agencies;

5.

Non-interference letters from all applicable easement or title interest holders;

6.

Original and copies of all sheets of the final tract map in their required form and content;

7.

Proof of ownership of all affected properties;

Subdivision guarantee from a title company, less than 60 days old;

9.

Letter from all affected property owners requesting approval of the final tract map;

10.

Small-scale map (1" = 1,000' scale) of the proposed subdivision;

11.

Written clearance from all affected City departments;

12.

Written clearance from all affected public agencies;

13.

All applicable agreements or documents to be approved by the City Council, or filed or recorded concurrently with the map; and

14.

Proof that all additional requirements of Chapter 17.20 (Vesting tentative maps) have been satisfied.

15.

Compliance with applicable planning conditions of approval.

B.

Upon finding all statements and submittals complete and satisfactory in accordance with this Section, the City Engineer shall sign the appropriate statements and transmit the original map, and any other items requiring City Council approval, to the City Clerk within 20 days of receipt of a complete filing, with a recommendation of map approval.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.040 - Final map and parcel map approval by the City Council.

A.

The date the final map or parcel map shall be deemed filed with the City Council shall be the date on which the City Clerk receives the recommendation for map approval from the City Engineer. The City Council shall consider approval of the subdivision improvement agreement and improvement security, and any other required agreements, in conjunction with the approval of the map.

B.

The City Council shall approve or disapprove the subdivision improvement agreement, improvement security and final map or parcel map at the meeting at which it receives the map or at the next regular meeting following the meeting at which it received the map. If the City Council does not approve or disapprove the map within this time period or any authorized extension thereof, and the map conforms to all requirements and rulings, it shall be deemed approved. The City Clerk shall certify or state its approval thereon.

C.

The City Council shall not postpone or refuse approval of a final map or parcel map because the subdivider has failed to meet a tentative map condition requiring construction or installation of off-site improvements on land which neither the subdivider nor the City has sufficient title or interest to permit the improvements to be made. However, in such case, prior to final map approval, the subdivider shall be required to enter into an agreement with the City to complete such improvements pursuant to California Government Code Section 66462 upon acquisition of said title and interest by the City. Upon entering into such agreement, the City shall acquire the subject property interest in accordance with the provisions of California Government Code Section 66462.5. Failure of the subdivider to execute such an agreement shall be cause of the City Council to refuse approval of the final map or parcel map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

The City Council shall not deny approval of a final map or parcel map if the City has previously approved a tentative map for the proposed subdivision and if the City Council finds that the final map or parcel map is in compliance with the requirements of the Subdivision Map Act, this Section, and the approved tentative map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.060 - Filing with the Office of the County Recorder.

A.

Upon approval of the final map or parcel map and subdivision improvement agreement by the City Council, the City Clerk shall execute the appropriate statement on the statement sheet, subject to the provisions of California Government Code Section 66464, transmit the map, or cause the City Engineer to transmit the map to the County of San Bernardino Recorder's office for filing. The final map or parcel map and any separate documents (if required) shall be filed concurrently.

B.

If, for any cause of the subdivider, the final or parcel map is not recorded by the San Bernardino County Recorder's office the map will be subject to the provisions of California Government Code Section 66466(b).

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.070 - Waiver of parcel maps by the City Engineer.

A.

The City Engineer is authorized to waive parcel maps with the County, without City Council approval, when the City Engineer can make the findings listed in Section 17.12.030.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.080 - Information to be contained on parcel maps and final maps.

The provisions of this Section shall govern the content and form of final and parcel maps.

A.

Map Scale. The scale of the map shall be large enough to show details clearly, but in no case shall be less than one inch equals 100 feet. A sufficient number of sheets shall be used to accomplish this end. All letter size shall be a minimum of eight-hundredths (0.08) of an inch. A map scale of between one inch equals 40 feet and one inch equals 100 feet, as dictated by parcel size, may be approved by the City Engineer. A graphical scale not less than three inches in length shall be shown in addition to the numerical scale.

B.

Boundary Line. The exterior boundary lines of a subdivision shall be shown on final maps and parcel maps as a black opaque ink line that is at least three times the width of any other line on the maps excluding the one-inch border line.

C.

Title Sheets. The title sheet of a final map shall consist of a title block as provided by Subsection E. and all certificates, statements, acknowledgments, and non-references required by this Chapter and the Subdivision Map Act.

D.

Key Map. When the parcel map or final map consists of more than two sheets exclusive of the title sheet, a key map at a scale of one inch equals 500 feet with lot lines showing the relation of the sheets shall be placed on the first map sheet. Every sheet comprising the map shall bear a sheet number and shall indicate the total number of sheets comprising the map. A north point shall be located on each sheet. A location map at a scale of not less that one inch equals 1,000 feet indicating the geographical location of the proposed subdivision and the tract access roads shall be placed on the first map sheet. With the approval of the City Engineer, the scale of the key map may be modified.

E.

Title Block. The title, showing the parcel map number or the tract number, the date of preparation, the map scale, the designation of the latest legal subdivision of which it is a part, together with a reference to the legal record of such subdivision and the words "in the City of Grand Terrace" shall appear on each sheet of the final map or parcel map.

F.

Engineer's Certificate. The certificate of the engineer or surveyor responsible for the survey and the parcel map or final map containing the information required by California Government Code Section 66441 and 66449(a), shall appear on the title sheet of the parcel map or final map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

Survey Data. Final maps and parcel maps shall show: the bearings and distances of the centerlines of all streets; radius, arc length and central angle of all curves, except that where arc segments of a larger curve are shown, only arc length and central angle need to be indicated on the map for the segments; the bearings of radial lines to each corner lot on a curve; the total width of each street, including the portion offered for dedication, the existing right-of-way, and the width on each side of the centerline; and the width of the right-of-way of railroads, flood control or drainage channels, and any other easements of record.

Sufficient data shall be shown to readily determine the bearing and length of each lot line of the final map or parcel map. Each lot or parcel shall be shown entirely on one sheet and to scale. Distances and bearings on the sidelines of any lot which are cut by an easement shall be so shown as to indicate clearly the actual length of the lot or parcel lines. No ditto marks shall be used. No lot in a subdivision shall be divided b the boundary line of a city, county, or special district. The area of all lots or parcels to be the nearest onehundredth ( 1/100 ) of an acre if lots or parcels are over one acre shall be shown.

B.

Street Location and Names. Location and names, without abbreviations, of all existing and proposed streets and alleys and adjoining streets shall be identified on maps.

C.

Dimensions. Dimensions shall be in feet and hundredths of a foot.

D.

Easements. The location on the parcel map or final map of all existing easements as shown in the subdivision guarantee, and all proposed easements which are to remain after recordation and which are not within streets in the subdivision shall be shown by means of broken lines, together with the name of the owner, the use of the easement and the record reference, if any. A statement identifying any easements of record to be abandoned pursuant to California Government Code Section 66499.20½ shall be placed on the title sheet.

E.

Labeling. On lots or parcels, the widths of easements, the lengths or bearings of the lines thereof, and sufficient ties to locate the easement shall be clearly labeled and identified on the final map or parcel map. Regardless of lot size, a statement as to the easements of record shall appear on the title sheet.

F.

Monuments. All monuments required by the Subdivision Map Act and pursuant to City standards shall be fully and clearly shown and identified as such on the parcel map or final map together with sufficient information so that an engineer or surveyor could readily locate each monument.

G.

Established Lines. Whenever the City Engineer has established a centerline of a street or alley, the data shall be considered in making the surveys and in preparing the parcel map or the final map. All monuments found shall be indicated and proper references made to field notes or maps of public record relating to the monuments. If the points were reset by ties, that fact shall be stated.

H.

City Boundaries. City boundaries crossing or adjoining the subdivision shall be properly designated upon the parcel map or final map and shall be properly tied to the survey data.

I.

Lot Numbers and Parcel Letters. The lots on a parcel map or a final map shall be numbered consecutively commencing with the number "one" with no omissions or duplications, provided that, where the subdivision is a continuation of or an addition to an existing subdivision, the lot number shall commence with the number immediately following the last or highest lot number of such existing subdivision and in all other respects shall conform with the preceding requirements. The last lot number shall be circle. All other areas, other than streets and alleys, which are to be offered in whole for dedication on the map or subsequent to recordation of the map and which do not meet zoning requirements as to size and shape, are to be designated as "parcels" and consecutively lettered. The purpose for each such parcel shall be so stated upon the parcel map or final map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

When a parcel map for final map is submitted to the City Engineer, it shall be accompanied by each of the documents in this Section.

A.

Improvement Plans. Improvement plans and specifications required by this Chapter, together with such calculations and additional information will assist the City Engineer to property check the improvement plans and specifications, shall be submitted with the parcel map or final map. The form and number of sets of such improvement plans and specifications submitted shall be as specified by the City Engineer.

B.

Improvement Agreements. All agreements and improvement securities required by the Subdivision Map Act or this Chapter shall be submitted prior to the parcel map or final map being approved by the City Council.

C.

Tax Collector's Letter. A current letter, signed by the San Bernardino County Tax Collector certifying that there are no liens against the subdivision, or any part thereof, for unpaid State, county municipal, or local taxes, or special assessments collected as taxes, except taxes or special assessments not yet payable, and certifying the amount of taxes and assessments which are a lien, but which are not yet payable, shall be submitted with the parcel map or final map. A letter shall be deemed current if it is dated no more than 90 days prior to submission.

D.

Subdivision Guarantee. A preliminary subdivision guarantee and a title report containing the legal description of the lands being subdivided, issued by a title company acceptable to the San Bernardino County Recorder and authorized by the laws of the State to write the same, shall be submitted with any final tract map or parcel map to the City Engineer for approval pursuant to this Chapter. A subdivision guarantee issued by a title company acceptable to the County Recorder and authorized by the laws of the State to write the same, showing the names of all persons having any record title interest in the land to be subdivided, together with the nature of their respective interests therein, shall be submitted with the parcel map or final map at the time of the recordation of the map. Said subdivision guarantee shall be for the benefit and protection of the City in an amount equal to the assessed value of and shall cover all lands to be dedicated for public use and shall not be less than $1,000.00.

E.

Deeds. Whenever land, easements, or rights-of-way are to be dedicated for public use or whenever access to land, easements, or rights-of-way are to be submitted to public agencies, all such land, easements, or rights-of-way not dedicated or granted by the owner's certificate on the parcel map or final map shall be submitted prior to the City's approval of the parcel map or final map.

F.

Off-Site Easements. Written evidence, acceptable to the City Engineer, of rights-of-entry or permanent easements on or across private property not within the proposed subdivision, as may be necessary to allow performance of the work necessary to improve the subdivision, to allow for the maintenance of the subdivision improvements once completed, to allow for permanent public access to the proposed subdivision, and to allow for and to grant necessary slope rights, shall be submitted prior to the City's approval of the parcel map or final map except as otherwise provided in California Government Code Section 66462.5.

G.

Utility Statements. A statement from each operator of proposed subdivision utility systems and cable television companies stating that the easements shown on the parcel map or final map are satisfactory for use by that utility or company for service to the proposed subdivision and that arrangements have been made to convey such easements to the utility or company that is to use them, shall be submitted with the parcel map or final map.

H.

Stormwater Acceptance Easements. Written evidence of such deeds, easements, or rights-of-way within the proposed subdivision as may be necessary to provide for the acceptance of stormwaters generated by the proposed subdivision shall be submitted with the parcel map or final map except as otherwise provided in California Government Code Section 66462.5.

I.

Railroad Crossings. The certification of any affected railroad company that satisfactory arrangements providing for all required railroad crossings have been made shall be submitted with the parcel map or final map.

J.

Dedication of Easement for Public Use. All titles, rights and easements specified in this Chapter shall be offered for dedication to the City or other appropriate public agency not later than the time the parcel map or final map is filed for approval. The City Clerk shall certify on the map the action taken by the City Council.

K.

Rights-of-Way. All rights-of-way for public streets and alleys, pedestrian ways, equestrian trails, and bicycle paths shown on the parcel map or final map and all rights-of-access to and from residential lots of the proposed subdivision abutting on controlled access roads shall be offered free and clear of any prior easements or rights-of-way for dedication to the City unless when otherwise determined to be infeasible by the City Engineer. The rights-of-access to and from lots or parcels abutting on controlled access roads and streets or public rights-of-way shall be such that owners of such lots shall have no rights whatsoever in such roads, except in the general right of travel which belongs to the whole public.

L.

Private Street Easements. Easements allowing applicable governmental agencies which provide for the public safety, health, and welfare, access on all private streets, or lanes serving as access for more than two lots, shall be offered for dedication to the City not later than the time the parcel map or final map is filed for approval.

M.

Other Easements. All other easements for public use required as a condition for approval of the tentative map for the proposed subdivision shall be offered for dedication to the City or other appropriate agency not later than the time the parcel map or final map is filed for approval.

N.

Consent Certificate. A certificate signed and acknowledged by all parties having record title interest in the real property subdivided, consenting to the preparation and recordation of the final map, subject to the exceptions provided in California Government Code Section 66436, is required unless other record title interests made by separate instrument are recorded concurrently with the final map or parcel map. When land is divided into four or fewer parcels, where dedication or offers of dedication are not required, the

certificate shall be signed and acknowledged by the subdivider only. However, where a subdivider does not have a record title, ownership interest in the property to be divided, the subdivider shall provide the City Engineer with satisfactory evidence that the persons with record title ownership have consented to the proposed subdivision, pursuant to California Government Code Section 66445(e), (f).

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A certificate signed by the engineer that prepared the soils report and by the engineering geologist that prepared the geologic report shall be required. The certificate shall indicate the date or dates of all geologic reports known by the geologist prepared specifically for the subdivision and indicate that the report, or reports, are on file for public inspection in the Building and Safety Department of the City.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.120 - Bearings.

The basis of bearings referred to on the parcel map or final map shall be a line defined by two found monuments shown on the same record shall be clearly delineated or identified on the map. At least one exterior boundary line shall be monumented prior to recording the final map. Other monuments shall be set as required by the City Engineer.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.130 - Orientation.

Each sheet of the parcel map or final map and lettering thereon shall be so oriented that the north point shall be directed toward the top of the sheet or toward the left of the sheet. The direction of the top of the sheet shall be determined by the orientation of the title block information required pursuant to Subsection 17.28.080.E.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

All surveys and all drafting in connection with the preparation of tentative parcel maps, parcel maps, tentative tract maps, vesting tentative tract maps, final maps and improvement plans to be submitted pursuant to this Chapter shall be done in accordance with the standard practices and principles of drafting and land surveying as acceptable to the City Engineer.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A survey and traverse of the boundaries of the subdivision and all lots and blocks shall close within a limit of error of one foot in 10,000 feet of perimeter for field closures and one foot in 20,000 feet for calculated closures.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

In all cases where a parcel map is required, the parcel map shall be based upon a field survey made in conformity with the Land Surveyors Act when required by local ordinance, or, in absence of that requirement, shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient recorded or filed survey monumentation presently exists to enable the retracement of the exterior boundary lines of the parcel map and the establishment of the interior parcel or lot lines of the parcel map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

All dedications, or offers of dedication, to the City or to a governmental agency made pursuant to this Chapter for parcel maps or final maps, shall be made by certificate on the parcel map or final map unless made by separate instrument recorded prior to or simultaneously with the recording of the parcel map or final map. Such dedications or offers of dedication, whether by certificate or separate instrument, shall be signed by the same parties and in the same manner as set forth in California Government Code Section 66439 for dedication by a final map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

At the time the City Council approves a final map, it shall also accept, accept subject to improvement, or reject any offer of dedication. The City Clerk or designee shall certify on the map the action by the City Council. Offers of dedication shall be rejected and terminated as provided by California Government Code Section 66477.1 and 66477.2.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Parcel maps and final maps being submitted for approval shall be first submitted to the City Engineer who shall examine the parcel map or final map and determine whether it is technically correct and is in full compliance with the Subdivision Map Act and this Chapter and is in substantial compliance with the approved tentative map. If the City Engineer is satisfied as to these matters, he or she shall sign a certificate so stating. If the City Engineer is not satisfied as to these matters, he or she shall return the parcel map or final map to the subdivider and inform the subdivider of the deficiencies, which have been noted. The number of copies of a final map or parcel map to be submitted shall be as specified by the City Engineer. Prior to the execution of the City Engineer's certificate pursuant to this Section, the subdivider shall pay all required checking fees as established by City Council resolution.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Upon receipt of an approved print, the subdivider shall submit the original tracing of the parcel map or final map, prepared in accordance with the Subdivision Map Act and this Chapter and corrected as to its final

form, signed by all parties required by the Subdivision Map Act and this Chapter for approval by the City Engineer. The City Engineer shall sign the appropriate certificates and transmit the original to the City Clerk.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

Following submittal to, and certification by the City Engineer, final maps shall be filed with the City Council for approval or disapproval. The City Council shall consider the final map and improvement agreement at the meeting at which it receives the map or at its next regular meeting after the meeting at which it receives the map. The City Council shall have approved the subdivision improvement agreement before approving the final map.

B.

If the subdivision improvement agreement and final map are approved by the City Council, it shall instruct the Mayor to execute the agreement on behalf of the City. If the subdivision improvement agreement or final map is not in substantial compliance with the terms and conditions of the approved tentative map, the City Council shall recommend corrections and instruct the City Engineer to draft a new agreement or revise the final map and defer approval until and acceptable agreement and final map has been resubmitted.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.28.220 - Filing with the County Recorder.

A.

Upon approval of the final map or by the City Council and receipt of the improvement security by the City Engineer, the City Clerk shall execute the appropriate certificate sheet and forward the final map, or have an authorized agent forward the map, to the San Bernardino Clerk for transmittal to the San Bernardino County Recorder.

B.

Upon approval of the residential parcel map of four or fewer lots by the City Engineer and receipt of the improvement security (if applicable) by the City Engineer, the City Clerk shall execute the appropriate certificate on the certificate sheet and forward the parcel map, or have an authorized agent forward the map, directly to the San Bernardino County Recorder.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Filing multiple final maps shall be in accordance with California Government Code Section 66456.1. Each final map which constitutes a part of the approved tentative tract map or vesting tentative tract map shall have a separate subdivision phase number. The subdivision improvement agreement to be executed by the subdivider shall include provisions for the construction of such improvements as may be required by the

Director and City Engineer to constitute a logical and orderly development of the whole subdivision by phases and each phase shall be functionally self-sufficient.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

The Planning Commission may require the filing of additional information in the form of a composite development plan (CDP), as part of the filing of a final or parcel map.

B.

The content and form of composite development plans shall be governed by the provisions of this Section and composite development plan standards established by the City Engineer. The composite development plan shall be prepared under the direction of a registered civil engineer or land surveyor and shall be in the form of an additional sheet or sheets adequately representing the streets, boundaries and lots or parcels of the final or parcel map to which it is attached and shall include the following provisions.

1.

All composite development plan sheets shall be prominently labeled, with the words "COMPOSITE DEVELOPMENT PLAN," and immediately below that shall be prominently labeled the words "For Informational Purposes Only."

2.

The plan shall contain a section titled "Composite Development Plan Notes." This section shall list any conditions or mitigation measures stipulated in the project approval for the development of the subject property. Any explanatory notes related to criteria delineated on the map shall also be listed within this Section. In addition, any related reports regarding development criteria shall be listed, including the following information: title and date of report; name and credentials of person or firm preparing report; and, the location where the reports are on file. The plan shall delineate and note, at a minimum, the following information: general zoning and land use information (e.g., building setback lines and restricted use areas); geological and seismic information (e.g., fault zones, setback lines, and special foundation and restriction areas); grading information (e.g., top and toe of slope, slope heights and steepness and restriction areas); flood hazard and flood control information (e.g., flood hazard areas and depths and flood control facilities); access limitations; and all easements and ground leases, with record data, not plotted elsewhere on the final or parcel map. In addition, the City Engineer, in consultation with the Director of Planning, may require that additional information be shown on the CDP, including but not limited to: incorporation of any special map requirements; and environmental information (e.g., wetland areas, ecologically sensitive areas, and areas restricted from development). The following statement shall be prominently displayed on each map sheet:

COMPOSITE DEVELOPMENT PLAN

NOTES ON THIS PLAN ARE FOR INFORMATIONAL PURPOSES, TO INDICATE CONDITIONS AND CRITERIA THAT EXIST ON THIS PROPERTY THAT WERE KNOWN AND IDENTIFIED AS OF THE DATE THIS PLAN WAS FILED. THIS INFORMATION IS DERIVED FROM PUBLIC RECORDS OR REPORTS AND IS NOT INTENDED TO AFFECT RECORD TITLE INTEREST. THE CORRECTNESS OR SUFFICIENCY OF THESE PUBLIC RECORDS OR REPORTS IS NEITHER STATED NOR IMPLIED.

C.

Should any correction and amendment to a final or parcel map be made that affects the composite development plan, then the applicant shall file with the City Engineer a corrected copy of the composite development plan. The City Engineer is authorized to approve amended composite development plans when they do not adversely impact the conditions of approval and the amendment is in substantial compliance with the conditions of approval of the tentative or parcel map.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Chapter 17.30 - URBAN LOT SPLITS