Atwater Municipal Code Ch. 16.24 Final Maps

A final map shall be required for all subdivisions creating five or more parcels, five or more condominiums, or community apartment project containing five or more parcels except where:

A. The land before division contains less than five acres, each parcel created by the division abuts upon a maintained public street or highway and no dedications or improvements are required by the City Council; or

B. Each parcel created by the division has a gross area of 20 acres or more and has an approved access to a maintained public street or highway; or

C. The land consists of a parcel or parcels of land having approved access to a public street or highway which comprises part of a tract of land zoned for industrial or commercial development, and which has the approval of the City Council as to street alignments and widths; or

D. Each parcel created by the division has a gross area of not less than 40 acres or is not less than a quarter of a quarter section.

(Prior Code § 10-2.402; Ord. CS 347, 1977)

A. After the approval or conditional approval of the tentative map and prior to the expiration of such map, the subdivider may cause the real property included within the map, or any part thereof, to be surveyed and a final map thereof prepared in accordance with the approved or conditionally approved tentative map.

B. The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor and shall be based upon a field survey.

(Prior Code § 10-2.901; Ord. CS 347, 1977)

The final map shall conform to all of the following provisions:

A. It shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. Certificates, affidavits and acknowledgments may be legibly stamped or printed upon the map with opaque ink. If ink is used in polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.

B. The size of each sheet shall be 18 by 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall be large enough to show all details clearly and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown.

C. All survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all interior lines and exterior boundary lines appearing thereon shall be shown, including bearings and distances of straight lines, and radii and arc length or chord bearings and length for all curves, and such information as may be necessary to determine the location of the centers of curves and ties to existing monuments used to establish the subdivision boundaries.

D. Each parcel shall be numbered and each block may be numbered or lettered. Each sheet shall be named.

E. The exterior boundary of the land included within the subdivision shall be indicated by a border of light blue ink approximately one-eighth of an inch wide applied on the reverse side of the tracing and inside of the boundary line. Such ink shall be of such density that it will print on a blue line print of the map yet not obliterate any line, figure, or other data on the map. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys.

F. When a soils report has been prepared, this fact shall be noted on the final map, together with the date of the report and the name of the engineer making the report.

G. An index shall be included which shows the total subdivision and all lots numbered consecutively whenever more than three sheets are used for the map.

H. The tract name or number as approved by Merced County for recordation, along with a description of the land being subdivided, shall be located prominently on the first sheet.

I. A north arrow and scale shall be shown on each map. The scale must be either 20, 30, 40, 50, 60, 100 or 200 feet to the inch.

J. Location and names, without abbreviations, of all proposed streets, proposed public areas and easements, and adjoining streets and subdivisions shall be clearly shown.

K. Dimensions in feet and decimals of a foot shall be used on the map.

L. Dimensions of all lots shall be given.

M. Existing City limit lines shall be shown on the map if such are adjacent to the boundary of the map or within the boundary of the map.

N. Adjacent subdivisions and surveys named on the map shall be referenced by their respective recording data.

O. The net acreage of all lots over one acre shall be designated on such lots.

P. A statement labeled "Map Notes" shall be shown on one sheet of the final map. This statement shall include: the basis of bearings used; symbols used for monuments found, monuments and points set; a key to other symbols and abbreviations used; and other information deemed necessary by the City Engineer.

Q. The map shall show the width of railroad right-of-way, irrigation or drainage canal, easements or deeds, and other easements of record. If such easements cannot be specifically located on the map, then a reference shall be placed in the map notes referring to such easement and its recorded data.

The width of the easement and the lengths and bearings of the lines thereof and sufficient ties to locate the easement definitely with respect to the subdivision shall be shown. The easement shall be clearly labeled and identified and if already of record, proper reference to the records given. Easements being dedicated shall be so indicated in the certificate of dedication.

All easements shall be designated on the map by broken lines.

R. The title sheet shall have a title and a subtitle. The title shall consist of the name or number of the subdivision as approved on the tentative map. Below the title shall be a subtitle, consisting of a general description of all the property being subdivided, by reference to deeds, subdivisions or to sectional surveys. References to tracts and subdivisions shall be spelled out and worded identically with original records with complete reference to proper book and page of the record. In addition, the title sheet shall show the basis of bearings. Maps filed for the purpose of reverting subdivided land to acreage shall be conspicuously marked upon the title, "The Purpose of this Map is a Reversion to Acreage."

S. At least two referenced point ties to the California State Plane Coordinate System (1983 NA datum) shall be shown on the map, if available within one mile of the subdivision.

If the distance from the subdivision to the nearest available point on the California State Coordinate System is nearer than one mile, a tie shall be shown on the map from the subdivision boundary to a point on a section line. The bearing and distance from the section line to the subdivision boundary shall be provided. The section line shall be monumented, with a record bearing given.

(Prior Code § 10-2.902; Ord. CS 347, 1977; Ord. CS 666, 1990)

Those certificates and acknowledgments set forth in Sections 66436, 66439, 66440, 66441, and 66442 of the Subdivision Map Act shall appear on the final map. The format for such certificates shall be determined by the City Engineer.

(Prior Code § 10-2.903; Ord. CS 347, 1977)

The final map shall be accompanied by the following:

A. Plans and specifications of the proposed improvements together with the necessary bonds or guarantees as provided in Chapter 16.36;

B. A copy of the protective covenants to be recorded. The covenants, conditions, and restrictions shall accompany the final map wherever such are pertinent. The documents shall provide for the raising and expenditure of funds necessary for the maintenance of any private streets shown on the map. The documents shall also provide for the enforcement of yard and private land use regulations proposed to be established and for their amendments;

C. Written statements from the utility companies that they have examined the final map;

D. A memorandum showing:

1. The total area of the subdivision;

2. The total area in lots;

3. The area in parks, school sites or other lands offered for dedication or reserved for future public or quasi-public use;

E. Traverse sheets and work sheets showing the closure, within the allowable limits of error of one foot in 10,000 feet, of the exterior boundaries and of each irregular block and lot of the subdivision;

F. A map guarantee provided by a title insurance company designating the name or names of owners of record who must sign the certificates required in Section 16.24.040.

(Prior Code § 10-2.904; Ord. CS 347, 1977)

The City council shall not approve a final map for a subdivision to be created from the conversion of residential real property into a condominium project or a community apartment project unless it finds both that:

A. Each of the tenants of the proposed condominium or community apartment house project has been or will be given 120 days written notice of intention to convert prior to termination of tenancy due to the conversion or proposed conversion. The provisions of this subdivision shall not alter or abridge the rights or obligations of the parties in performance of their covenants, including, but not limited to the provision of services, payment of rent or the obligations imposed by Sections 1941, 1941.1 and 1941.2 of the Civil Code.

B. Each of the tenants of the proposed condominium or community apartment house project has been or will be given notice of an exclusive right to contract for the purchase of their respective units upon the same terms and conditions that such units will be initially offered to the general public or terms more favorable to the tenant. The right shall run for a period of not less than 60 days from the date of issuance of the subdivision public report pursuant to Section 11018.2 of the Business and Professions Code unless the tenant gives prior written notice of his intention not to exercise the right.

(Prior Code § 10-2.905; Ord. CS 347, 1977)