Chapter 17.24 — FINAL MAPS

Within one year after approval or conditional approval of the tentative map the subdivider may cause the subdivision or any part thereof to be surveyed and a final map to be prepared in accordance with the tentative map as approved. Upon application of the subdivider an extension of time not exceeding one year may be granted by the town council.

(Ord. 286 § 5.1(a), 1957)

The subdivider shall file with the town engineer one complete set of original tracings and four complete sets of black and white prints of the final map and such additional number of prints as the town engineer shall require.

(Ord. 286 § 5.1(b), 1957)

At the time of filing the final map, the subdivider shall pay planning and engineering map checking fees as established and adopted by the town council from time to time by resolution.

(Ord. 616 § 5, 1974: Ord. 286 § 5.1(c), 1957)

Within three days after the filing of the final map the town engineer shall transmit one copy thereof to the planning commission and one copy to its authorized representative. The town engineer may transmit copies of the final map to public and private agencies affected by the subdivision.

(Ord. 286 § 5.1(d), 1957)

The final map shall be clearly and legibly drawn in black India ink upon tracing cloth of good quality. All lines, letters, figures, certificates, acknowledgements and signatures shall be made in black India ink. Typewriting or rubber stamps shall not be used. The map shall be so made and shall be in such condition when filed that good legible prints and negatives can be made therefrom. The size of the sheets of tracing cloth shall be eighteen by twenty-six inches, leaving a margin of one inch from the edge of the sheets. The name, tract number, title or other designations, all drawings, affidavits, acknowledgments, endorsements, acceptances of dedication and notarial seals shall be within the marginal line. The scale of the final map shall be one inch equals one hundred feet.

(Ord. 286 § 5.2, 1957)

The title sheet of the final map shall contain the title, including the tract number and name and such other descriptive matter as may be necessary. Below the title shall appear a subtitle consisting of a general description of all the property being subdivided by reference to recorded deeds or to maps which have been previously recorded or by reference to the plat of a United States Survey. In case the property included within the subdivision lies wholly within incorporated territory, the following words shall appear below the title: "In incorporated territory in the Town of Corte Madera" or if partly in unincorporated territory of the county, the following words shall be used: "Partly in the Town of Corte Madera and partly in the unincorporated territory of the County of Marin." Reference to tracts and subdivisions in the description must be worded identically with original records, and references to book and page of record must be complete. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and notarial seals required by law and by this chapter shall appear on the title sheet. If more than three sheets are used, a key diagram shall be included on the title sheet.

(Ord. 286 § 5.3, 1957)

(a)

Every sheet comprising the final map shall bear the following information:

(1)

Tract number and name;

(2)

North point;

(3)

Scale;

(4)

Legend;

(5)

Sheet number and number of sheets comprising the map;

(6)

Basis of bearing for the survey.

(b)

The final map shall particularly define and designate all lots, parcels and rights-of-way intended for sale or reserved for private purposes, and all parcels, streets, alleys, pedestrianways, rights-of-way, easements and limitations on access offered for dedication for any purpose, with all dimensions, boundaries and courses clearly shown and defined in each case.

(c)

The final map shall show clearly what stakes, monuments or other evidences were found on the ground to determine the boundaries of the tract. The adjoining corners of all adjoining subdivisions shall be identified by lot and block number, tract name and place of record, or by section, township and range, or other proper designation.

(d)

The final map shall show all information, data and monuments necessary to locate and retrace any and all exterior boundary lines, lot and block lines, and shall also show bearings and distances of straight lines and radii, delta and arc length for all curves and such information as may be necessary to determine the location of the centers of curves, also bearings and tangent distances and radii, delta and arc lengths of all lots. Where streets intersect on curves, centerline lengths, radii and deltas, and centerline intersection points shall be shown.

(e)

Wherever the county surveyor or the town engineer has established the centerline of a street, alley or pedestrianway, the data shall be shown on the final map, indicating all monuments found and making reference to a field book or map. If the points were reset by ties, the fact shall be stated.

(f)

The final map shall show all town boundaries crossing or adjoining the subdivision clearly designated and tied in.

(g)

The final map shall show the line of extreme high water in case the subdivision is adjacent to tidewater.

(h)

The boundary of the tract shall be designated by a one-sixteenth inch border of Prussian blue water color applied on the reverse side of the tracing and inside the boundary line. The border shall not obliterate figures or other data.

(i)

In tracts containing more than one block the blocks shall be lettered in alphabetical order, commencing with the letter "A," with no omissions or duplications. Lot numbers shall begin with the numeral "1" in each block, and shall continue consecutively, with no omissions or duplications. No prefix or suffix, such as "1A," "B2" or "BB," shall be used. All letters and figures shall be conspicuous and solid. They shall not obliterate dimensions or courses. If more than one sheet is required for a final map, each sheet shall show lots and blocks in their entirety and not portions thereof.

(j)

The total width of all streets, alleys, pedestrian-ways and rights-of-way for flood control, drainage channels, utilities or railroads and other rights-of-way shall be shown on the final map.

(k)

The final map shall show the centerline and side lines of all easements to which the lots are subject. The easement shall be clearly labeled and identified and if already of record, its recorded reference shall be given. If any easement is not definitely located of record, a statement of such easement shall appear on the title sheet. Easements for storm drains, sewers and other purposes shall be denoted by fine dotted lines. Distances and bearings on lot lines which are cut by an easement must be so shown that the map will indicate clearly the actual lengths of the lot lines.

(Ord. 286 § 5.4, 1957)

The following certificates shall appear on the final map:

(1)

Owner's Certificate: A certificate, signed and acknowledged by all parties having any record title or interest in the land subdivided, consenting to the preparation and recordation of said map;

(2)

Dedication Certificate: A certificate, signed and acknowledged by all parties having any record title or interest in the land subdivided, offering for dedication all parcels of land, streets, alleys, pedestrianways, drainage channels, easements and other rights-of-way intended for public use;

(3)

Nonaccess Certificate: A certificate, signed and acknowledged by all parties having any record title or interest in the land subdivided, offering for dedication rights of ingress to and egress from prescribed streets and parcels of land;

(4)

Engineer's Certificate: A certificate by the civil engineer or licensed surveyor responsible for the survey and final map. Unless accompanied by his seal, the signature of the civil engineer or surveyor shall be attested;

(5)

A certificate for execution by the town engineer;

(6)

A certificate for execution by the clerk of the town council;

(7)

A certificate for execution by the county recorder.

(Ord. 286 § 5.5, 1957)

The following data and statements shall be filed along with the final map:

(1)

A traverse sheet of the survey as prescribed in Section 17.24.100;

(2)

A complete set of plans, profiles, cross-sections and other drawings for all improvements;

(3)

A statement that all improvements have been completed in accordance with the plans and specifications as approved by the town engineer or that the subdivider has entered into an agreement with the town to

complete the improvements, such agreement being secured by a deposit of cash or negotiable bonds or by a surety bond in accordance with Section 17.28.060;

(4)

A statement of the water supply installed or available for the subdivision, including information as to the source and adequacy of the supply;

(5)

A statement of the sewerage works and sewage disposal facilities installed, proposed or available for the subdivision and that these have the approval of the board of directors of Marin Sanitary District No. 2;

(6)

A map showing the location and sizes of all underground utilities such as sewers and water mains and storm drains. Slopes shall be given for all sewers and storm drains, and all elevations shall be referred to mean sea level datum as established by the United States Coast and Geodetic Survey unless the subdivision is so situated that the town council specifically waives the requirements for such elevation data;

(7)

A statement of all easements to which the lots are subject, together with all building and use restrictions pertaining thereto;

(8)

A guarantee of title or letter from a competent title company, approved by the town council, certifying that the signatures of all persons whose consent is necessary to pass a clear title to the land being subdivided and all acknowledgments thereto appear on the proper certificates and are correctly shown on the final map, both as to consents as to the making thereof and affidavit of dedication where necessary. The guarantee shall be continued complete up to the instant of recordation of the map;

(9)

A letter or certificate from the town clerk and, if applicable, from the county auditor, certifying that according to the records of his office 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 or special assessments not yet payable. The subdivider shall submit a statement by each appropriate official giving his estimate of the amount of taxes and assessments which are a lien against the subdivision but which are not yet payable;

(10)

A certificate of the town clerk as to tax bond must accompany final maps filed between the first Monday in March and the third Monday in October.

(Ord. 286 § 5.6, 1957)

(a)

An accurate and complete survey shall be made of the land to be subdivided, in accordance with standard practices and principles of land surveying.

(b)

A traverse sheet in a form approved by the town engineer giving latitudes, departures and coordinates, and showing the mathematical closure, together with a complete set of blue line or black and white check prints of the final map, shall be submitted to the town engineer for checking and approval. When computed from field measurements of the ground, the traverse of the exterior boundaries of the tract and of each block must close within a limit of error of one foot to ten thousand feet of perimeter before balancing the survey.

(c)

Wherever the county surveyor or the town engineer has established a system of coordinates, the survey shall be tied into such system.

(d)

All monuments, property lines, centerlines of streets, alleys and easements, adjoining or within the tract, shall be tied into the survey.

(Ord. 286 § 5.7, 1957)

(a)

Monuments shall be of concrete and steel pipe and shall conform with the town standard drawing for permanent monuments.

(b)

All monuments shall have a copper plate or disk securely attached to the top of the monument by a copper dowel or nail not less than two and one-half inches long firmly embedded in concrete and marking the exact center. The registered license number of the engineer or surveyor shall be stamped upon the copper plate or disk.

(c)

In making the survey, the engineer or surveyor shall set monuments in such a manner that the property lines may be retraced in any area of the subdivision with a minimum of difficulty.

(d)

Where the exterior boundaries of the subdivision are existing street lines and on all interior street lines of the subdivision, the engineer or surveyor shall set monuments in the street area, preferably on the street centerline, located so as to determine the street lines bounding each block. Due consideration shall be given to visibility of monuments, one from another, for the purpose intended.

(e)

Monuments in street areas shall conform with the town standard drawing for permanent monuments and shall be set so that the tops are at pavement grade and enclosed in cast iron receptacles with cast iron covers of a type approved by the town engineer set flush with the top of finished pavement grade and supported independently of the monuments.

(f)

Monuments may be set after approval of the final map, but not later than the time of completion of subdivision improvements, provided a cash deposit or approved bond in an amount set by the town engineer is filed with the town, guaranteeing such work.

(g)

All monuments, and their locations shall be subject to inspection and approval by the town engineer.

(h)

Redwood hubs, each two inches square in cross-section and not less than twelve inches in length, shall be driven flush with the surface of the ground at all lot corners, angle points and curve points where no monuments are set and in each case the exact corner shall be marked by a metal tack.

(Ord. 286 § 5.8, 1957)

(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, pedestrianways, drainage channels, 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 ingress to and egress from streets 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.

(Ord. 286 § 5.9, 1957)

The planning commission or its authorized representative shall check the final map for conformity with the tentative map as approved. If the final map conforms with the tentative map as approved, the secretary of

the commission shall report such conformity to the town engineer. If the final map does not conform with the tentative map as approved, the secretary of the commission shall report such fact and shall specify the nonconforming features of the map of the town engineer. Prior to certifying the final map, the town engineer shall review the report of the planning commission.

(Ord. 286 § 5.10(a), 1957)

The town engineer shall examine the final map and determine whether it conforms with the tentative map as approved; determine the sufficiency of affidavits and acknowledgments and the correctness of surveying data, mathematical data and computations; and determine whether the provisions of this title and the Subdivision Map Act of the state have been complied with. If the final map is found to be correct and sufficient and all applicable regulations have been complied with, the town engineer shall certify his approval on the original tracing.

(Ord. 286 § 5.10(b), 1957)

After the final map has been checked and approved as provided in this chapter, and when all the certificates which appear on the map, except the approval certificate of the town council, have been signed and, where necessary, acknowledged, the town engineer shall file the map with the town council for approval. Within ten days of the filing of the final map or at its next regular meeting the town council shall approve the map if it conforms with the requirements of this title and any rulings made thereunder and with the requirements of the Subdivision Map Act of the state. The time limit for approval of the final map may be extended by mutual consent of the subdivider and the town council. Concurrently with the approval of the final map, the town council shall accept or reject all offers of dedication and, as a condition precedent to the acceptance of any streets, alleys, pedestrianways, drainage channels, easements and other rights- of-way, shall require the subdivider, at his option, either to improve or to agree to improve the streets, alleys, pedestrianways, drainage channels, easements and other rights-of-way in the subdivision. The town clerk shall transmit notice of the action of the town council to the subdivider, the town engineer, the planning commission and to other public and private agencies to which copies of the final map were transmitted.

(Ord. 286 § 5.10(c), 1957)

When all bonds, money or negotiable bonds required under the provisions of law to secure the payment of taxes and assessments which are a lien on all or a part of the subdivision but which are not yet payable have been deposited with the town, the town clerk shall, upon receipt of the recording fee from the subdivider, transmit the final map to the county recorder for recordation. The subdivider shall file with the town engineer two prints of the final map bearing the data endorsed on it by the county recorder.

(Ord. 286 § 5.10(d), 1957)