Article 4 — Reversion to Acreage, Parcel Mergers and Lot Line Adjustment

(a)

Purpose.

(1)

The purpose of this section is to establish procedures and standards, consistent with the requirements of the Subdivision Map Act, for the reversion of previously subdivided property to acreage.

(b)

Initiation of proceedings.

(1)

Proceedings for reversion to acreage may be initiated by the City Council on its own motion or by petition of all of the owners of record of the real property within the subdivision.

(c)

Form and content of petition.

(1)

The petition shall be in a form prescribed by the Community Development Director and shall contain the following:

a.

A preliminary title report indicating the title to the real property within the subdivision both at the time of approval of the final subdivision map and the time of initiation of proceedings for reversion to acreage.

b.

One of the following:

1.

A notarized affidavit or declaration under penalty of perjury executed by all owners of an interest in the real property within the subdivision in which such owners state that they have consented to reversion; or

2.

A certificate executed by the Community Development Director stating that none of the improvements required to have been made within two (2) years from the date the final or parcel map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later.

3.

Sufficient data to enable the legislative body to make all of the determinations and findings required by this chapter, including a 300 foot radius map and property owners list.

4.

A final map which delineates dedications which will not be vacated and dedications which are a condition to reversion if applicable and which sufficiently describes all property to be reverted to acreage.

5.

Such other pertinent information as may be required by the Community Development Director.

(d)

Public hearing.

(1)

A public hearing shall be held on the proposed reversion to acreage. Notice of the time and place of any public hearing shall be given in conformance with the provisions of Section 9-6.112, Public Hearings.

(e)

Required findings.

(1)

Subdivided real property may be reverted to acreage and a final map approved for recordation only if the City Council finds that:

a.

Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or prospective public purposes if applicable. Such determination regarding dedicated public streets shall be made by the City Council in accordance with Division 9, Part 3 of the Streets and Highways Code of the State of California.

b.

Either:

1.

All owners of an interest in the real property within the subdivision have consented to reversion; or

2.

None of the improvements required to be made have been made within two (2) years from the date the final or parcel map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later; or

3.

No lots shown on the final map or parcel map have been sold within five (5) years from the date such map was filed for record.

(f)

Conditions of approval.

(1)

As conditions of reversion, the following shall be required:

a.

Dedications or offers of dedication necessary for the purposes specified by this chapter following reversion.

b.

Retention of all previously paid fees if necessary to accomplish the purposes of this chapter.

c.

Retention of any portion of required improvement security or deposits if necessary to accomplish the purposes of this chapter.

(g)

Effective date.

(1)

Reversion shall be effective upon the final map being filed for record by the county recorder, and thereupon all dedications and offers of dedication not shown thereon shall be of no further force or effect.

(h)

Deposits and securities.

(1)

When a reversion is effective, all fees and deposits shall be returned and all improvement security released, except those retained pursuant to this chapter and the Coalinga Municipal Code.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Conditions under which contiguous parcels may merge.

(1)

Two (2) or more contiguous parcels or units of land which have been subdivided under the provisions of the Subdivision Map Act or any prior law or ordinance regulating the division of land, or which were not subject to such provisions at the time of their creation, shall not merge simply by virtue of the fact such contiguous parcels or units are held by the same owner. No further proceeding under the provisions of the Subdivision Map Act or this chapter shall be required for the purpose of sale, lease or financing of such contiguous parcels or units, except, however, the City may provide for the merger of a parcel or unit with a contiguous parcel or unit held by the same owner if all of the following requirements are satisfied:

a.

At least one of the affected parcels is not developed with a structure, other than an accessory structure, for which a building permit was issued by the local agency, or which was built prior to the time such permits were required by the local agency.

b.

With respect to any affected parcel, one or more of the following conditions exists:

1.

Comprises less than 5,000 square feet in area at the time of the determination of merger.

2.

Was not created in compliance with applicable laws and ordinances in effect at the time of its creation.

3.

Does not meet current standards for sewage disposal and domestic water supply.

4.

Does not meet slope stability standards.

Has no legal access which is adequate for vehicular and safety equipment access and maneuverability.

6.

Its development would create health or safety hazards.

7.

Is inconsistent with the applicable General Plan and any applicable specific plan, other than minimum lot size or density standards.

(b)

Action to be taken by the City.

(1)

Notification of intention to merge.

a.

Prior to recording a notice of merger, the Community Development Director shall cause to be mailed by certified mail to the current record owner of the property a notice of intention to determine status, notifying the owner that the affected parcels may be merged pursuant to standards specified in the merger ordinance, and advising the owner of the opportunity to request a hearing on determination of status and to present evidence at the hearing that the property does not meet the criteria for merger. The notice of intention to determine status shall be filed for record with the Fresno County Recorder on the date that notice is mailed to the property owner.

(2)

Request for hearing.

a.

At any time within thirty (30) days after recording of the notice of intention to determine status, the owner of the affected property may file with the Community Development Director a request for a hearing on determination of status.

(3)

Procedure for hearing.

a.

Upon receiving a request for a hearing on determination of status, the Community Development Director shall fix a time, date and place for a hearing to be conducted by the City Council, and shall so notify the property owner by certified mail. The hearing shall be conducted not less than thirty (30) days following the receipt of the property owner's request, but may be postponed or continued with the mutual consent of the Community Development Director and the property owner.

(4)

Procedure for determination following hearing.

a.

At the hearing, the property owner shall be given the opportunity to present any evidence that the affected property does not meet the standards for merger specified in the merger ordinance. At the conclusion of the hearing, the City Council shall make a determination that the affected parcels are to be merged or are not to be merged and shall so notify the owner of its determination. A determination of non-merger may be made whether or not the affected property meets the standards for merger specified in paragraphs (a)(1)b.2. and (a) (1)b.3. above. A determination of merger shall be recorded within thirty (30) days after conclusion of the hearing.

(5)

Determination when no hearing is requested.

a.

If, within the thirty (30) day period specified in paragraph b above, the owner does not file a request for a hearing, the Community Development Director may, at any time thereafter, make a determination that the affected parcels are to be merged or are not to be merged.

b.

A determination of merger shall be recorded with the Fresno County Recorder which specifies the names of the property owners and particularly describes the real property in question no later than ninety (90) days following the mailing of the notice required by paragraph (b)(3)a. above.

(6)

Notice of intention for nonmerger.

a.

If, in accordance with paragraph (b)(4) or (b)(5) above, the Community Development Director or City Council determines that the subject property shall not be merged, it shall cause to be recorded a release of the notice of intention to determine status, and shall mail a clearance letter to the current owner of record.

(c)

Property owner initiated merger of contiguous parcels.

(1)

Pursuant to Government Code Section 66499.20, a property owner owning contiguous parcels is authorized to merge those contiguous legal parcels without requiring the property to be reverted to acreage. Such merger shall be accomplished in accordance with the following procedures:

a.

The property owner shall file an application for merger with the Community Development Director, submit evidence of title to all parcels to be affected, submit a proposed certificate of compliance, and pay the processing fee established by resolution of the City Council. Mergers shall be in the form and contain the information required of a tentative map together with a legal description of the merged parcel.

1.

The Community Development Director and Community Development Director shall consider and approve the application if it is found that the parcel created by the merger will conform to the requirements of this code and applicable state law.

2.

The merger shall be evidenced by recording a certificate of compliance which lists the parcel numbers affected and is signed by the Community Development Director and Community Development Director. The certificate of compliance shall be recorded concurrently with any deed of easement regarding the relocation or elimination of applicable easements. The certificate of compliance shall be recorded against each parcel that is merged.

(d)

Certificate of compliance.

(1)

Any person owning real property may request, and the Community Development Director shall determine, whether such real property complies with the provisions of the Subdivision Map Act and of this chapter. Upon making such a determination, the Community Development Director shall cause a certificate of compliance to be filed for record with the county recorder. The certificate of compliance shall identify the real property and shall state that the division thereof complies with applicable provisions of the Subdivision Map Act and of this chapter. The Community Development Director may impose a reasonable fee to cover the cost of issuing and recording the certificate of compliance.

(2)

If the Community Development Director determines that such real property does not comply with the provisions of the Subdivision Map Act or of this chapter, he may, as a condition to granting a certificate of compliance, impose such conditions as would have been applicable to the division of the property at the time the current owner of record acquired the property and which had been established at such time by the Subdivision Map Act or this chapter. Upon making such a determination and establishing such conditions, the Community Development Director shall cause a conditional certificate of compliance to be filed for record with the county recorder. Such certificate shall serve as notice to the property owner who has applied for the certificate pursuant to this section, a grantee of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of such conditions shall be required prior to subsequent issuance of a permit or other grant of approval for development of the property. Compliance with such conditions shall not be required until such time as a permit or other grant of approval for development of such property is issued by the City.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Pursuant to Government Code Section 66412(d), a lot line adjustment between four (4) or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, may be approved by the Community Development Director without the approval and filing of a parcel map. Such lot line adjustments shall be accomplished in accordance with the following procedures:

(1)

Applications for lot line adjustments shall be filed with the Community Development Director and shall be in the form and contain the information required of a tentative map together with legal descriptions of each parcel.

(2)

The property owner(s) or agent shall file an application for a lot line adjustment with the Community Development Director, submit evidence of title to all parcels to be affected, submit a proposed lot line adjustment map and legal description, and pay the processing fee established by resolution of the City Council.

(3)

The Community Development Director shall consider and approve the application if it is found that the parcels created by the lot line adjustment will conform to the requirements of the Coalinga General Plan, Zoning and Building Ordinances. Criteria to be considered include, but are not limited to, standards relating to lot width and depth and minimum lot area.

(4)

The lot line adjustment shall be evidenced by recording a deed describing each affected parcel and a Resolution approved by the City Council. The deed and Resolution shall be recorded concurrently with any easement deed regarding the relocation or elimination of applicable easements.

(b)

The Community Development Director shall not impose any conditions on the approval of a lot line adjustment except to comply with the requirements of Section 9-7.403(a) of this article. Any improvements that are required to be installed or constructed shall be constructed pursuant to the requirements of this chapter.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)