§ 17.40

The purpose of this chapter is to provide criteria for the form, contents, accompanying data, and filing of a final map or parcel map when such maps are required to complete the legal subdivision of land in accordance with the Subdivision Map Act and this title.

(Ord. No. 2469, § 10, 11-2-2010)

In accordance with SMA Section 66452.6(d), a final or parcel map must be filed timely with the public works department for review by the city engineer prior to the expiration date of the approval of the tentative map. The expiration of the tentative map shall terminate all proceedings, and no final or parcel map can be filed thereafter without first obtaining a new tentative map approval. A final or parcel map shall be considered "filed timely" when the map is submitted along with all other required items and information as specified in Section 17.40.040.

(Ord. No. 2469, § 10, 11-2-2010)

Multiple final or parcel maps may be filed prior to the expiration of a tentative map to support the phasing of subdivision development if: (a) the subdivider, at the time the tentative map application is filed, informs the city in writing of the intention to phase the subdivision and file multiple maps, or (b) after filing the tentative map, the city and the subdivider concur in the filing of multiple maps to facilitate phased development of the subdivision. Each final or parcel map which constitutes a part or unit of the approved tentative map shall have a separate subdivision unit number that is assigned in logical order.

(Ord. No. 2469, § 10, 11-2-2010)

The following items shall be required at the time of filing a final map or parcel map for review by the city engineer:

1.

Final or Parcel Map. A final or parcel map prepared in accordance with the requirements of this chapter. Three copies of the final or parcel map set shall be submitted for checking.

2.

Traverse Sheets. Calculation and traverse closure sheets, in a form approved by the city engineer shall be provided, giving the bearings and distances and coordinates of the boundaries of the subdivision and blocks, lots, and rights-of way as are shown on the final or parcel map.

3.

Reports and Guarantees of Clear Title. A title report shall be provided, current within forty-five days of map submittal and prepared by a duly authorized title company, naming the persons whose consent is necessary for the preparation and recordation of the map and for the dedication of streets, alleys, and other public places shown on the map and certifying that as of the date of the preparation of the report, the persons named therein are all the persons necessary to give clear title to the subdivision.

4.

Deeds for Easements or Rights-of-Way. A deed for all necessary off-site easements or rights-of-way shall be required for road or utility purposes which are not dedicated on the final or parcel map. Written evidence acceptable to the city will be in the form of rights of entry or permanent easements across private property outside the subdivision, permitting or granting access to perform necessary construction work and permitting the maintenance of the facility.

5.

Improvement Plans. Improvement plans and related information as are applicable to the subdivision shall be provided in accordance with the requirements of Chapter 17.70.

6.

Soils Report. A preliminary soils report shall be provided as required in Chapter 17.70.

7.

Improvement Bond Estimate. When applicable, an estimate of improvement security shall be provided in accordance with Section 17.40.060.B and Section 17.74.030.

8.

Organization Documents. The submittal of the final map or parcel map shall include the proposed declaration of covenants, conditions, and restrictions and all other organizational documents for the subdivision in a form as prescribed by Section 1355 of the Civil Code of the State of California. All documents shall be subject to review by the city engineer and city attorney.

9.

Additional Data. Additional data, reports, or information shall be provided as determined necessary by the city engineer to support recordation of the final or parcel map in conformance with this title and the Subdivision Map Act, or as necessary to satisfy conditions of approval of the related tentative map.

10.

Fees. The subdivider shall, at the time of submitting the final or parcel map to the city engineer, pay to the city the county recorder's fee for recording the final map, plan-check fees, and all other fees required by law to be paid in connection with the approval of the subdivision.

(Ord. No. 2469, § 10, 11-2-2010)

17.40.050 - Map format and content.

The form and content of final and parcel maps shall fully conform to the requirements of SMA Section 66433 et seq. for final maps and SMA Section 66444 et seq. for parcel maps, and as follows:

A.

Preparation. A final map or parcel map shall be prepared by or under the direction of a licensed land surveyor or a registered civil engineer licensed prior to 1982. A final map shall be based upon a field survey. A parcel map may be based upon record data or a field survey in accordance with SMA Section 66448.

B.

Tentative Map Consistency. The final map or parcel map shall fully conform to its tentative map and to all applicable conditions of approval.

C.

Basic Map Format. The size, material, and scale used for a final map or parcel map shall be consistent with SMA Section 66434 and Section 66445. All lettering on the map shall be of such height, shape, and weight so to be readily legible on prints and reproductions made from the original drawings. Each sheet of the map shall show the name and license number of the responsible engineer or surveyor, the date of the survey, north arrow, written and graphic scale, and other information as determined necessary by the city engineer.

D.

Title. The title of each sheet of the final map shall consist of the approved subdivision name and tentative map application number at the lower right-hand corner of the sheet, followed by the words "City of Redding." Maps filed for special purposes such as vesting approval or reversion to acreage shall also be titled accordingly. Reference shall be made to maps which have been previously recorded as appropriate.

E.

Coordinate System. Wherever the city engineer has established a system of coordinates, the survey shall be tied into that system. The adjoining corners of all adjoining lots shall be identified by lot and block numbers, subdivision name and place of record, or other property designation.

F.

Subdivision Boundaries. The boundary of the subdivision shall be indicated on the final map by a distinctive border in accordance with SMA Section 66434(e) and Section 66445(d).

G.

Dimensions, Bearings, and Curve Data. The final map shall show all the survey and mathematical information and data necessary to locate all monuments thereon, including bearings and distances of straight lines and central angles, radii, arc lengths of curves, and such information as may be necessary to determine the location of the centers of the curves. Dimensions of lots shall be given as total dimensions, corner to corner, and shall be shown in feet and hundredths thereof.

H.

Lots and Blocks. All lots and blocks and all parcels offered for dedication for any purpose shall be particularly delineated and designated with all dimensions, boundaries, courses, and lot areas clearly shown and defined in every case.

1.

Sufficient linear, angular, and curve data shall be shown to determine readily the location, bearing, and length of the boundary lines of every block, lot, and parcel which is a part thereof.

2.

The square footage or acreage of each lot shall be provided. Lots containing more than one-half acre shall show total acreage in nearest hundredths; lots containing less than one-half acre shall show total area in square feet. In those instances where a portion of a lot is encumbered by a slope exceeding twenty percent and/or a regulatory floodplain, both the gross and net-developable areas shall be provided.

3.

Lot numbers shall begin with the numeral "1" and continue in a rational sequence throughout the tract with no omissions or duplications.

Parcels offered for dedication or reserved for special use shall be designated by letter and shall indicate the purpose of dedication or special use.

5.

Sheets shall be arranged so that no lot is split between two or more sheets; and wherever practicable, blocks in their entirety shall be shown on one sheet.

I.

Adjoining Properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number (or name when not identified by official number) and reference to the book and page of the filed map showing such subdivision.

J.

City Limits. City limits which abut the subdivision shall be clearly designated.

K.

Street Names. The approved names of all streets, alleys, or highways within or adjoining the subdivision shall be shown. New street names must be approved in accordance with Chapter 17.64.

L.

Streets. The map shall show the right-of-way lines of each street, the width of any portion being dedicated, and the widths of any existing dedications. The widths and locations of adjacent streets and other public properties within fifty feet of the subdivision shall also be shown. If any street in the subdivision is a continuation or approximately a continuation of any existing street, the conformity or the amount of nonconformity of the street to the existing streets shall be accurately shown. Whenever the centerline of a street has been established or recorded, the data shall be shown on the final map.

M.

Relinquishment of Access Rights. The owner's certificate and map sheet shall acknowledge and indicate all access-rights' relinquishment required for the subdivision.

N.

Easements. The side lines of all existing and new easements shall be shown by thin dashed lines. If any easement already of record cannot be definitely located, a statement of the existence, the nature thereof, and its recorded reference shall appear on the final map or parcel map. The widths of all easements and sufficient ties thereto to definitely locate them with respect to the subdivision shall be shown. All easements shall be clearly labeled and identified. If an easement shown on the map is already of record, its recorded reference shall be given. If an easement is being dedicated by the map, it shall be properly referenced in the owner's certificate of dedication.

O.

Regulatory Floodplain. The limits of an established base (one-hundred-year) floodplain for any waterway affecting the subdivision and related base flood elevations shall be shown on the map in accordance with RMC Section 18.51.180. The sources of data used to establish the one-hundred-year floodplain shall be identified. A warning and disclaimer of liability note shall also be provided consistent with RMC Section 18.51.140.

P.

Monuments. The map shall fully and clearly show 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 existing subdivision, or portion thereof, by lot and block numbers, tract name or number, and place of record by section, municipality and range, or by other proper designation as follows:

1.

The location, kind, and size of all monuments placed. If any points were reset by ties, that fact shall be so stated.

2.

All lot corners shall be permanently monumented.

3.

All monuments shall be set prior to the acceptance of the public improvements by the city council, unless a note on the final map states that the monuments will be set by a certain date.

Q.

Certificates, Acknowledgments, and Descriptions. Certificates, acknowledgments, and descriptions authorized or required by the Subdivision Map Act shall appear on the title sheet of the final map or parcel map as directed by the city engineer.

R.

Basis of Bearings. All property subdivided by reference to maps or deeds of property previously recorded or filed shall have filed with the final map or parcel map copies of the maps or deeds of the property made reference to. Each reference in a description to any tract or subdivision shall show a complete reference to the book and page of records of the county where the tract is recorded.

S.

Certificate Regarding Tax Liens. The subdivider shall file the certificate and documents set forth in SMA Section 66492, or any amendments thereto, relating to taxes and assessments.

T.

Other Affidavits and Certificates. Such other affidavits, certificates, acknowledgments, endorsements, and notary stamps, as are required by law and by this chapter, shall be filed.

U.

Development Notes and Conditions. When required by conditions of approval of the tentative map, informational notes shall be provided on the map in accordance with RMC Section 18.40.040.

V.

Other information. Other information and notation shall be shown on the map if determined necessary by the city engineer to fulfill the requirements of the Redding Municipal Code and/or Subdivision Map Act.

(Ord. No. 2469, § 10, 11-2-2010)

The city engineer is hereby granted authority to (1) approve or disapprove of all final or parcel maps, (2) officially accept, accept subject to improvement, or reject dedications and offers of dedications that are made by a statement on the map, and (3) officially accept completed public improvements, subject to the following procedures:

A.

Map Review. Upon receipt of a complete final or parcel map filing, as specified in Section 17.40.040, the city engineer shall examine the map and related materials to determine if the subdivision, as shown, is substantially the same as it appeared on the approved tentative map; that the map addresses all applicable conditions of approval; that all the provisions of this title and the Subdivision Map Act have been complied with; and that the map is technically correct (survey data, mathematical data, and computations). If the city engineer determines that the final or parcel map is not in full conformity with the tentative map or is deficient in other ways, the subdivider shall be informed of the changes or additions that must be made to achieve conformity and shall be allowed an opportunity to make such changes or additions.

B.

Public Improvement Agreement. If, at the time of the review of a final map by the city engineer, any public improvements required of the subdivision have not been completed in accordance with approved improvement plans, the city engineer, as a condition precedent to the approval of the final map, shall require the subdivider to enter into an improvement agreement with the city upon mutually agreeable terms to thereafter complete such improvements at the subdivider's expense. The agreement shall be secured by improvement security in the amount and form set forth in Chapter 17.74. The improvement agreement shall provide for a certificate of insurance in the terms and amount as approved by the city attorney and naming the city as additionally insured. The city engineer is authorized to execute the improvement agreement.

C.

Certification. When the city engineer determines the proposed final map or parcel map and other required documents are sufficient and acceptable, the city engineer shall certify his or her approval on the original tracing and all necessary prints of the map. This shall also include any certificates accepting, accepting subject to improvement, or rejecting dedications and offers of dedications that are made by a statement on

the map, as determined necessary by the city engineer. Rejected offers of dedication may nevertheless be accepted at a later date.

D.

Delegation Review. The city council shall periodically review this delegation of authority to the city engineer.

(Ord. No. 2469, § 10, 11-2-2010)

17.40.070 - City council notification and appeal for final maps.

The following procedures shall apply to final maps:

A.

After the city engineer receives a complete and corrected final map submittal from the subdivider, the city engineer shall inform the city clerk for notification to the city council that the map is being reviewed for final approval.

B.

The city clerk shall thereafter provide notice of final map review by the city engineer, which notice shall be attached and posted with the city council's next regular agenda and shall be mailed to interested parties who request notice.

C.

The city engineer shall approve or disapprove the final map within ten days following the meeting of the city council that was preceded by the notice in subsection (B) above.

D.

The final decision by the city engineer regarding the final map may be appealed to the city council by filing with the city clerk a written notice of appeal on a form provided by the city clerk within ten days of the date of the decision, together with any applicable fees as determined by council resolution.

(Ord. No. 2469, § 10, 11-2-2010)

A final or parcel map shall not be approved if it is determined by the city engineer or city council that the map is not consistent with the requirements of this title, the tentative map, conditions of approval, or the Subdivision Map Act, despite the fact that the subdivider was given sufficient opportunity to make corrections and additions as informed necessary to achieve approval as set forth in Section 17.40.060.A.

(Ord. No. 2469, § 10, 11-2-2010)

17.40.090 - Recording of maps.

A.

Upon certification by the city engineer and the passing of any required appeal period, the city clerk shall deliver the approved final or parcel map to the Shasta County Recorder for final recording in accordance with SMA Section 66464 et seq. Additional information shall also be delivered to the county recorder to be recorded simultaneously with the final or parcel map if determined necessary by the city engineer to support the subdivision based on the tentative map approval, as authorized by SMA Section 66434.2.

B.

To support the recording of the final or parcel map, the subdivider shall provide a current guarantee executed by a duly authorized title company showing that persons (naming them) 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 necessary to grant clear title to the subdivision and the dedications shown thereon.

(Ord. No. 2469, § 10, 11-2-2010)