Article D — LOT LINE ADJUSTMENTS

Footnotes: --- ( 3 ) ---

Editor's note— Ord. No. 388, § 1, adopted September 11, 2023, amended Article D in its entirety to read as herein set out. Former Article D, §§ 5-3D-1—5-3D-3, pertained to similar subject matter, and derived from Ord. 195, 7-6-87; 1994 Code.

As authorized under the provisions of Government Code Section 66412(d), a "lot line adjustment" shall mean any adjustment between four (4) or fewer existing adjacent parcels, where land taken from one parcel is added to an adjacent parcel and where a greater number of parcels than originally existed is not thereby

created. For purposes of this section, an "adjacent parcel" directly touches at least one of the other parcels involved in the adjustment. Parcels containing structures encroaching across original parcel lines shall be considered a single parcel for purposes of an adjustment.

(Ord. No. 388, § 1, 9-11-23)

An applicant shall submit a lot line adjustment application to the Planning Director with all information and other materials deemed necessary by the Planning Director to review and act on the request. The fees for processing a lot line adjustment shall be established by resolution of the City Council.

(Ord. No. 388, § 1, 9-11-23)

• A. Within 30 days after a lot line adjustment application has been filed, the Planning Director shall in writing approve, conditionally approve or deny the lot line adjustment. Decisions made by the Planning Director may be appealed to the City Council.

• B. The Planning Director shall determine whether the parcels resulting from the adjustment will conform with the applicable provisions of this Chapter, the zoning code, the building code, any other applicable provisions of the municipal code, the General Plan and the Subdivision Map Act.

• C. The Planning Director shall approve a lot line adjustment if the following requirement findings are made:

  1. The lot line adjustment will not have the effect of creating a greater number of parcels than exist before adjustment;

  2. Any parcel resulting from the lot line adjustment will not conflict with any applicable regulations of this Chapter, the zoning code, the building code any other applicable provisions of the municipal code, the General Plan or the Subdivision Map Act;

  3. The lot line adjustment will not result in an increase in the number of nonconforming parcels.

  4. Any change in access, lot configuration, or orientation of structures, easements, or utilities to lot lines will not result in a burden on public services or materially affect the property rights of any adjacent owners.

  5. The lot line adjustment will not deny access to any parcel.

  6. The adjustment will not result in a conflict with any public or private easement.

  7. The parcels to be adjusted are eligible for unconditional certificates of compliance under provisions of the Subdivision Map Act and this Chapter.

D.

In approving a lot line adjustment, the Planning Director may condition the approval of the lot line adjustment as necessary to conform to the requirements of the General Plan, the zoning code, and the building code or to facilitate the relocation of existing utilities, infrastructure or easements.

• (Ord. No. 388, § 1, 9-11-23)

• A. The applicant or any affected party may appeal the decision of the Planning Director to the Planning Agency, in writing, within 20 days after the Planning Director makes the decision.

  • B. An appeal shall be filed with the City Clerk and accompanied by an appeal fee in the amount established by the City Council. Upon the filing of an appeal, the Planning Director shall forward to the City Clerk his files with regard to the lot line adjustment. Upon receipt of the files, the City Clerk shall set the matter for a public hearing before the Planning Agency. Notice shall be given as provided in subsection 5-2I-4 C.4. The Planning Agency shall consider the matter de novo following the public hearing upon the appeal.

  • C. The filing of a timely appeal shall stay the effective date of the Planning Director's decision, pending action by the Planning Agency.

• (Ord. No. 388, § 1, 9-11-23)

• A. Within 12 months after approval of a lot line adjustment, the adjustment process shall be completed as set forth in this section through the recordation of a deed, after all conditions of approval have been satisfied.

• B. Completion by Deed. A lot line adjustment shall not be considered legally completed until either a grant deed or a quit claim deed signed by the record owners has been recorded. The applicant shall submit deeds to the City Engineer for review and approval as set forth in subsection C. of this section before recordation of the grant deed or quit claim deed. The legal descriptions provided in the deeds shall be prepared by a qualified registered civil engineer, or a licensed land surveyor licensed or registered in California.

• C. Review and Approval by City Engineer. The city engineer shall:

  1. Examine the deeds to ensure that all record title owners have consented to the adjustment;

  2. Verify that all conditions of approval have been satisfactorily completed and that the deeds are in substantial compliance with the lot line adjustment as approved by the development review committee;

  3. If satisfied that the deeds comply with the above requirements, place an endorsed approval upon the deeds; and

4. After approval of the legal descriptions, assemble the deeds and return them to the applicant for recordation.

No record of survey shall be required for a lot line adjustment unless required by Section 8762 of the Business and Professions Code.

• D. Expiration. The approval of a lot line adjustment shall expire and become void if the adjustment has not been completed as required by this section within 12 months of approval.

• (Ord. No. 388, § 1, 9-11-23)

ARTICLE E. - REVERSION TO ACREAGE AND MERGER

Subdivided property may be reverted to acreage pursuant to provisions of this Chapter and Chapter 6, Article l of the Subdivision Map Act.

(Ord. 195, 7-6-87)

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

• B. Petition Contents: The petition shall contain, but not be limited to, the following:

  1. Adequate evidence of title to the real property within the subdivision.

  2. Sufficient data to enable the Planning Agency to make all of the determinations and findings required by this Chapter and the Subdivision Map Act.

  3. A final or parcel map which delineates dedications which will not be vacated and those streets or easements which are to be vacated or abandoned along with dedications which are a condition to reversion.

  4. Such other pertinent information as deemed necessary by the Building Official and Planning Director.

  5. A deposit toward processing and plan checking costs, in accordance with the City Council resolution establishing fees and charges.

(Ord. 195, 7-6-87; 1994 Code)

5-3E-3: - SUBMITTAL OF PETITION.

• A. Submittal to Planning Director: The final map or parcel map for the reversion, together with all other data as required by this Chapter, shall be submitted to the Planning Director for his review.

• B. Submittal to Planning Agency: Upon finding that the petition meets with all the requirements of this Chapter and the Subdivision Map Act, the Planning Director shall submit the final map or parcel map, together with his report and recommendations of approval or conditional approval of the reversion to acreage, to the Planning Agency for its consideration.

(Ord. 195, 7-6-87; 1994 Code)

• A. Public Hearing: A public hearing shall be held by the Planning Agency on all petitions for initiation for reversions to acreage. Notice of the public hearing shall be given as provided in subsection 5- 2H-4 C. of this Title. The Planning Director may give such other notice that he deems necessary or advisable.

• B. Satisfaction of Provisions; Approval: The Planning Agency may approve a reversion to acreage only if it finds and records, by resolution, that the provisions of Section 66499.16 of the Subdivision Map Act have been satisfied.

• C. Conditions of Reversion: The Planning Agency shall require those conditions of reversion specified in Section 66499.16 of the Subdivision Map Act.

(Ord. 195, 7-6-87; 1994 Code)

Following approval of a reversion to acreage by the Planning Agency, the petitioner shall be responsible for submitting the final or parcel map, prepared in accordance with Article F herein, to the Los Angeles County Recorder for recordation.

(Ord. 195, 7-6-87; 1994 Code)

• A. Subdivided Lands:

  1. Pursuant to Section 66499.20½ of the Subdivision Map Act, subdivided lands may be merged and resubdivided without reverting to acreage. Such merging and resubdividing may be accomplished upon completion of all standard requirements for approval of tentative and final maps or parcel maps, as stated herein.

Any unused fees or deposits previously made pursuant to a request for merger and resubdivision pertaining to the property shall be credited pro rata towards any requirements for the same purposes which are applicable at the time of filing a new request.

• B. Contiguous Parcels:

  1. Owner's Petition: Pursuant to Section 66499.20¾ of the Subdivision Map Act, the owner of contiguous parcels may request a merger of the parcels, without reverting to acreage and recorded by a document approved by the Building Official as to form and content properly describing the merged parcels.

  2. Application: Applications for requests as defined above must be submitted to the Building Official and shall include the following:

     • a. Adequate evidence of title to the real property involved.

     • b. A statement of the reasons for the proposed merger.

     • c. A description of any easements, dedications or rights-of-way to be abandoned, vacated or retained.

     • d. Any other pertinent information deemed necessary by the Building Official.

     • e. The appropriate filing fee, as established by City Council resolution.

  3. Review by Planning Agency: Requests for merger by document, as defined above, shall be reviewed by the Planning Agency in the same manner as prescribed for a reversion to acreage.

  4. Filing of Record Document: Following approval, the owner or his authorized representative shall file record documents approved by the Building Official as to form and content, evidencing the merger with the Los Angeles County Recorder.

• (Ord. 195, 7-6-87; 1994 Code)

Pursuant to Chapter 4.5 of the Subdivision Map Act, a subdivider may file an application for a vesting tentative map whenever the provisions of the Map Act and this Chapter require that a tentative map be filed.

• A. Application and Processing: Application and processing requirements for a vesting tentative map shall be the same as for any other tentative map [4]; except, that additional details concerning the type, location and design of proposed improvements and uses shall also be specified, to the satisfaction of the Planning Director and Building Official.

• B. Time Limits: Time limits for processing and approval of a vesting tentative map shall be as specified by this Chapter for other tentative maps.

C.

Expiration: Expiration of an approved vesting tentative map shall be the same as specified in this Chapter for other tentative maps. 1

• D. Time Effect:

  1. The rights conferred by a vesting tentative map, as provided by Chapter 4.5 of the Subdivision Map Act, shall remain in effect for no more than one year following recordation of the final map. Where multiple final maps are recorded on various phases of a single vesting tentative map, this one year period shall begin for each phase when the final map for that phase is recorded. The initial time period shall be automatically extended by any time used by the City for processing a complete application for a grading permit or for design or architectural review if the time to process the application exceeds 30 days, from the date that a complete application is filed. Any time prior to the expiration of the initial time period provided by this subsection, the subdivider may apply to the Planning Agency for a one year extension.

  2. If the subdivider submits a complete application for a building permit during the periods of time specified in subsection D.1. above, the rights conferred by Chapter 4.5 of the Subdivision Map Act shall continue until the expiration of that permit or any extension of that permit granted by the Planning Agency.

(Ord. 195, 7-6-87; 1994 Code)

Footnotes: --- ( 4 ) --See Article C of this Chapter.

ARTICLE F. - FINAL MAPS, PARCEL MAPS AND CERTIFICATE OF COMPLIANCE

• A. Preparation of Maps: Final maps and parcel maps shall be prepared in accordance with the requirements of the Subdivision Map Act and of this Title and shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor.

• B. Separated Parcels to be on Separate Maps: The division of parcels which are not abutting shall be shown on separate maps unless such parcels are separated because of the interposition of a street, alley, public utility or flood control right-of-way.

• C. Title Sheets:

Title: The title sheet of each map shall contain a title, consisting of the words "Tract No.", and the map number on a tract map or the words "Parcel Map No." and the map number on a parcel map. The title shall also contain the words "In the City of Hidden Hills" or "Partly in the City of Hidden Hills and partly in (here insert the name of the political division involved)."

2. Description of Property: The title sheet shall also contain a subtitle consisting of a description of all of the property being divided by reference to maps previously filed or recorded in the office of the County Recorder or previously filed with the County Clerk pursuant to a final judgment in any action in participation or by reference to the plat of a United States survey. Upon the title sheet of each map filed for the purpose of reverting subdivided land to acreage, the subtitle shall consist of the words "Being a Reversion to the Acreage of...(insert a legal description of the land being reverted)". Each reference in these subtitles must be spelled out and worded identically to the original record thereof. A complete reference to the book and page of the cited record must be included.

3. Certificate of Engineer or Surveyor: The title sheet for a parcel map shall contain the certificate of the surveyor or engineer referred to in Section 66449 of the Subdivision Map Act. The title sheet for a tract map shall contain the certificate of the surveyor or engineer referred to in Section 66441 of the Subdivision Map Act. The title sheet or at least one map sheet shall contain a basis of bearings, making reference to a field tract map, County surveyor's map or other record acceptable to the Building Official, when the map is based on a field survey.

4. Ink: Required certificates, affidavits and acknowledgments may be legibly stamped or printed on the title sheet of a tract or parcel map with black opaque ink. All required signatures shall be written with black opaque ink. All such entries shall be readily reproducible by any normal method of reproduction.

• D. Format of Map Sheets: On each map sheet of a tract or parcel map, the lettering thereon shall be oriented so that, with the north point directed away from the reader, the map may be read most conveniently from the lower right-hand corner of the sheet. Each map sheet shall bear the main title of the map, the scale, north point and sheet number and designation of the relation, if any, between the sheet and each other sheet comprising the tract or parcel map.

• E. Lot Numbers and Area Designation:

1. All lots shall be numbered. Lot numbers shall begin with the numeral "1" and continue consecutively without omission or duplication throughout the entire map. No prefix or suffix or combination of letter and number shall be used. Each lot shall be shown entirely on one sheet.

   2. Upon each lot containing an area of one acre or more, the acreage of the lot to the nearest one one-hundredth (.01) of an acre shall be designated.

• F. Lot, Block and Boundary Lines:

  1. The bearing and length of each lot, block and boundary line shall be shown on a tract map or parcel map; except, that when bearings and lengths of lot lines in a series of lots are the same, the bearings or lengths may be omitted from each interior, parallel lot line of the series. Each required bearing or length shall be shown in full, and no ditto mark or other designation of repetition shall be used.

  2. The length, radius and total central angle or bearings of terminal radii of each curve and the bearing of each radial line to each lot corner on each curve or the central angle of each segment within each lot shall be shown.

• G. Widths and Center Lines of Streets, Alleys and Other Ways:

  1. Each tract map or parcel map shall show the center line, the total width and the width on each side of the center line of each street, alley or other way appearing on the map. The bearing and length of each tangent and the radius, central angle and length of each curve shall be shown on each center line.

  2. Final maps shall also show the width of right-of-way to be dedicated on the map when only a portion of a street, alley or way is within the map boundary.

• H. Private and Future Streets:

  1. Tract maps and parcel maps shall show sufficient mathematical data to clearly indicate the portion of each lot which is within private or future streets, in addition to the width and center line detail required by subsection F. of this Section.

  2. Right-of-way lines for private and future streets shall be dashed.

  3. Each private or future street shall be clearly identified as such.

• I. Street Names:

  1. Tract maps and parcel maps shall show the name of each highway or street, other than a future street, appearing on the map. Street and highway names shall be shown in or arrowed to the right-of-way.

  2. If only a portion of a street is to be dedicated on a map, the street name shall be shown or arrowed into both the portion to be dedicated and the existing portion of the street.

  3. Street names shall be subject to the approval of the City Council.

  4. The "road" or "lane" designation shall be spelled out in full.

• J. Transmission Line and Flood Control Rights-of-Way: Tract maps and parcel maps shall show the width and location of each transmission line right-of-way, flood control channel or other similar rights-of-way appearing on the map. Rights-of-way which appear on a map as a lot or series of lots shall be shown as provided in subsections E and F of this Section.

• K. Easements:

Easements Required to be Shown: Tract maps and parcel maps shall show all easements or restrictions which are a burden upon lots in the division or reversion or which are required as a condition precedent to filing the map.

2. How Shown: Easements appearing on a tract map or a parcel map shall conform to the following requirements:

   • a. The center lines or side lines of each easement shall be shown. Widths, center line or side line data and ties shall be shown as necessary, to definitely locate each easement.

   • b. Easement side lines shall be shown as fine dashed lines.

   • c. Distances and bearings on the side lines of lots which are cut by easements shall be arrowed or otherwise shown so as to clearly indicate the actual length of each lot line.

   • d. Each easement shall be clearly labeled and identified and, if of record, the record reference shall be shown thereon. If an easement is to be granted by separate instrument, the record reference shall be shown on the map prior to the time of filing.

   • e. Notes or figures pertaining to easements shall be subordinated in form and appearance to other notes or figures on the map. If an easement cannot be definitely located, a statement showing the existence of each easement shall be placed on the map.

• L. City Boundary Lines: Tract maps and parcel maps shall show each City boundary line crossing or adjoining a division or reversion. Each such line shall be clearly designated and tied.

• M. Lots Subject to Flood Hazard, Inundation or Geological Hazard: If any portion of a lot shown on a tract map or parcel map is subject to flood hazard, inundation or geological hazard, and the hazard is not to be removed as a condition precedent to filing the map, the hazard area and a prominent note identifying the hazard shall be shown on the map.

• N. Natural Watercourse Designation: The Council may require that a tract map or parcel map show the location of any natural watercourse, stream, channel, swale or creek which traverses the map.

• O. Parcel Maps Compiled From Record Data: If a parcel map is compiled from record data, the source of information used shall be contained in a note on one sheet of the map.

• P. Evidence Determining Boundary: Each tract map and parcel map for which a survey is required shall show evidence found on the ground of sufficient corners of prior surveys or such other evidence as may be suitable to precisely locate the boundaries of the division or reversion shown on the map. Each stake, monument or other object found shall be fully described and referenced. The method used to establish each point or line shall be clearly shown and explained on the map.

• Q. Survey Procedure and Practice: The procedure and practice for all survey work done for preparation of a tract map or parcel map shall conform to the standards and details set forth in Chapter 15, Division 3, of the Business and Professional Code, the Land Surveyor's Act. The allowable error of closure on any portion of a tract map or parcel map shall be 1/10,000.

R. Monuments:

1. Each tract map and each parcel map for which a survey is required shall show durable monuments found or set at or near each boundary corner and at intermediate points, approximately 1,000 feet apart, or at such lesser distances as may be made necessary by topography to insure accuracy in the reestablishment of any point or line without unreasonable difficulty. The precise position and the character of each such monument shall be shown on the map. Such durable monument shall be not less substantial than an iron pipe of a two-inch outside diameter, not less than two and one-half feet in length, with plug and tack, and set at least two feet into the ground in a concrete collar not less than one foot diameter and two feet deep. In areas subject to leaking, pipes shall be set not less than six inches deep. The approximate elevation of the top of each such monument with respect to the surface of the ground shall be shown on said map.

2. Whenever necessary, in the opinion of the Building Official, center line monuments shall be set to mark intersections of streets or intersections of streets with the map boundary or to mark either the beginning and end of curves or the points of intersection of tangents thereof or other intermediate points.

   • a. Each monument shall be not less durable and substantial than:

     • (i) In asphaltic concrete or pavements, a six-inch monument spike, marked washer and tin.

     • (ii) In unsurfaced graveled or oiled surfaces, a two-inch pipe not less than 30 inches in length with concrete plug set not less than six inches below the surface. If the tag is not secured by the concrete, a brass tack shall secure the tag.

     • (iii) In concrete pavements, a brass tack and tag set in lead.

   • b. For each center line monument set, the engineer or surveyor under whose supervision the survey has been made shall furnish to the Building Official a set of notes, clearly showing the ties between the monument and a sufficient number (normally 4) of durable, distinctive reference points or monuments.

   • c. Such reference points or monuments may be leads and tacks in sidewalks, or two inch by two inch (2" × 2") stakes set back of the pavement and below the surface of the ground or a substitute therefor which appears to be not likely to be disturbed.

   • d. Each set of notes submitted shall conform in all respects to the standardized office records of the Building Official. All such notes shall be indexed and filed by the Building Official as part of the permanent public records of his office.

3. All monuments found or set as required herein shall be permanently and visibly marked or tagged with the registration or license number of the engineer or surveyor under whose supervision the survey was made.

4. All boundary monuments shall be set prior to filing the tract map or parcel map. Interior street center line monuments may be set subsequent to filing of the tract map or parcel map. The tract map or parcel map shall show which monuments are in place and which are to be set. Prior to certification of the tract map or parcel map by the Building Official, the subdivider shall submit a written agreement in which he agrees that monuments deferred will be set within a specified time and that the notes required in subsection R.2. hereof will be furnished within a specified time.

   5. All monuments shall be subject to inspection and approval of the Building Official.

• S. Evidence of Title: The evidence of title required for tract maps and parcel maps where signatures appear on the final map by the provisions of Section 66465 of the Subdivision Map Act shall be a certificate of title or a guarantee of title issued by a title insurance company 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. In the event that land in the City is to be dedicated, the certificate of title or guarantee of title shall be issued for the benefit and protection of the City. The certificate or guarantee shall be dated and delivered upon request of the Building Official when the map is ready for filing.

• T. Waiver of Signatures: If the owner of an easement in a right-of-way offered for public use on a tract map or parcel map where dedications are made by certificate on the parcel map, who has no other interest whatever in any part of the lands included within the division or reversion, refuses to make his easement subject to the right-of-way offered to the public but the map, in all other, respects complies with this Title, with the Subdivision Map Act and with other applicable statutes and ordinances, and the Planning Agency finds that the subdivider has, in good faith, attempted to obtain the necessary signature from the owner and has been unable to do so and that a refusal to accept the map for filing would work an undue hardship on the subdivider, then by a majority vote of all its members, the Planning Agency may accept the tract map or parcel map for filing.

• U. Easement Certificate: Tract maps or parcel maps on which easements are offered for public use shall have written thereon, in addition to or as a part of any other certificate required, a certificate signed by all persons claiming an interest in the lands included within the division or reversion shown on the map, other than an interest which cannot ripen into a fee, in substantially the following form:

nt Certificate: Tract maps or parcel maps on which easements are offered for public use shall have written thereon, in addition to or as a part of any other certificate required, a certificate signed by all persons claiming an interest in the lands included within the division or reversion shown on the map, other than an interest which cannot ripen into a fee, in substantially the following form:

"We hereby certify that, except as shown on a copy of this map on file in the office of the City Clerk, we know of no easement or structure existing within the easements hereby offered for dedication to the public, other than publicly owned water lines, sewers, or storm drains; that we will grant no right or interest within the boundaries of said easements offered to the public except where such right or interest is expressly made subject to the said easements."

• V. Record Title Interests on Parcel Maps: The signatures of all parties having any record title interest in the real property being subdivided shall not be required on any final parcel map unless dedications or offers of dedication are made by certificate on the parcel map.

• (Ord. 195, 7-6-87; 1994 Code; Ord. No. 340-U, § 1, 10-8-12; Ord. No. 342, § 1, 11-26-12)

• A. Separate Instruments: Separate instruments shall be prepared by the Building Official. When dedicating by separate instrument, the subdivider shall submit a title report, prepared in favor of the City, which indicates who is required to sign the separate instrument to pass clear title to the City. This title report shall be kept up to date.

• B. Evidence of Title: Evidence of title shall be submitted with all final parcel maps. If no signatures of record title interests appear on the final parcel map, the evidence of title may be a preliminary title report/guarantee. This shall show all fee interest holders, all interest holders whose interest could ripen into a fee, all trust deeds, together with the name of the trustee, and all easement holders.

(Ord. 195, 7-6-87)

• A. Map Filing: A tract, parcel map or reversion to acreage conforming to the approved or conditionally approved tentative map may be filed with the Council for approval after all required certificates on such map have been signed and, where necessary, acknowledged. The date the map shall be deemed filed with the Council is the date of the meeting at which the Council receives the map.

• B. Approval or Disapproval of Map: The Council shall, at the meeting it receives the map, or at its next regular meeting after the meeting at which it receives the map, approve the map if it conforms to all the requirements of this Title and of the Subdivision Map Act applicable at the time of approval or conditional approval of the tentative map or, if it does not so conform, disapprove the map.

• C. Offer of Dedication: At the time the Council approves a tract or parcel map, it may also accept, accept subject to improvement or reject any offer of dedication.

• D. Further Subdivision: After the tract or parcel map has been accepted by the Council, no further subdivision of the land shall be authorized unless first reverted to acreage or as provided in Section 5-3E-6 of this Chapter.

(Ord. 195, 7-6-87; 1994 Code)

5-3F-4: - MULTIPLE FINAL MAPS.

• A. Filing With Director: Multiple final maps may be filed with the Planning Director in accordance with Section 66463.1 of the Subdivision Map Act and this Chapter.

• B. Approval Criteria: The Planning Agency shall approve or conditionally approve requests for final multiple map only if it finds that:

  1. The property which is described in the final map will be adequately served by required on-site and off-site improvements even if the property not covered by the proposed final map is not developed;

  2. All dedications required to serve the property which is described in the final map have been recorded, even though such dedications also benefit the remaining property; and

  3. Neither the inhabitants nor property owners of the City nor the future inhabitants and property owners of the property described in the final map will be detrimentally affected by the failure of the project proponent to develop the remaining property not covered by the proposed final map.

(Ord. 195, 7-6-87; 1994 Code)

• A. Tract Maps: Within 24 months after the approval or conditional approval of a tentative tract map, a subdivider shall cause the proposed division of land to be accurately surveyed and a final tract map prepared, submitted to the Planning Agency for approval and filed in the office of the County Recorder. The time limit for such filing may be extended by the Planning Agency for periods not to exceed a total of three years.

• B. Parcel Maps: Within one year after the approval or conditional approval of a tentative parcel map, a subdivider shall cause the proposed division of land to be accurately surveyed, if necessary, and a final parcel map prepared, submitted to the Planning Agency for action and filed in the office of the County Recorder. The time limit for such filing may be extended by the Planning Agency for periods not to exceed a total of three years.

(Ord. 195, 7-6-87; 1994 Code)

The final map or parcel map shall conform to the approved tentative map and to the requirements and conditions contained on the report approving the tentative map. No final map or parcel map shall be accepted by the Building Official unless a tentative map has been approved by the Planning Agency.

(Ord. 195, 7-6-87; 1994 Code)

5-3F-7: - DISTRIBUTION OF MAPS.

Final maps or parcel maps shall be submitted to the Building Official. A subdivider shall submit sufficient copies of the final map or parcel map to permit the Building Official to furnish copies to City officers and departments and to other public agencies which, in the opinion of the Building Official, may have an interest in the map.

(Ord. 195, 7-6-87)

Each officer or department, within 15 days after the receipt of a print of a final map or parcel map, shall report, in writing, to the Building Official as to the compliance or noncompliance of the map with the approved or conditionally approved tentative map.

(Ord. 195, 7-6-87)

• A. Maintenance: The subdivider, by means of restrictive covenants or contracts satisfactory to the Planning Agency, shall provide a continuing method for the repair and maintenance of private roads until such time as the conditional offer of dedication is accepted by the City Council. The easements for all private roads shown on the final map shall be conveyed to the Hidden Hills Community Association, a nonprofit corporation. A written agreement of the Hidden Hills Community Association to maintain and repair said roads, filed with the City Clerk, shall constitute a satisfactory arrangement for the payment of costs of repairing and maintaining such private roads.

  • B. Multiple Driveways: All multiple driveways shall be shown on the final map. The subdivider, by means of restrictive covenants or contracts satisfactory to the Planning Agency, shall provide for the payment by the purchasers of land using multiple driveways, of all costs of repairing and maintaining such multiple driveways. Multiple driveways shall be paved to the same quality standards as the roads approved by the City Superintendent of Streets, said pavement to be guaranteed by an agreement between the subdivider and the City, the private engineer to certify by letter to the City that the above improvements conform to the abovementioned standards. Multiple driveways shall have a minimum width of 24 feet of paved area. A multiple driveway may be designed and used to provide frontage for not more than two lots.

• (Ord. 195, 7-6-87; 1994 Code)

• A. Minor Corrections Accepted: Following recordation of a final map or parcel map, minor corrections to such maps may be approved by the Planning Agency, upon receipt of a report and recommendation by the Building Official and evidenced by recordation of a certificate of correction with the Los Angeles County Recorder.

• B. Approval Criteria: The Planning Agency shall not approve amendments to final maps or parcel maps unless it finds that:

  1. The requested amendment does not change the basic configuration and design of the subdivision;

  2. The requested amendment does not change the overall density within the subdivision;

  3. The requested amendment is due to survey or mapping errors or as a result of new information concerning the physical characteristics of the land being subdivided which necessitates such an amendment to protect the general health, safety and welfare of the existing and future residents within the subdivision and surrounding areas; and

  4. The amendment would not alter any right, title or interest in the real property reflected on the recorded map.

• C. Application to Amend: Applications to amend a final map or parcel map and the form and content of a certificate of correction shall conform to the requirements of the Building Official.

(Ord. 195, 7-6-87; 1994 Code)

5-3F-11: - APPROVAL OF FINAL MAPS.

The Planning Agency shall approve or disapprove final maps or parcel maps, pursuant to Section 66458 of the Map Act, based on conformance of the final map with the approved tentative map.

(Ord. 195, 7-6-87; 1994 Code)

• A. Grounds for Waiver: The Planning Agency may waive a parcel map for the following:

  1. Division of real property or interests therein created by probate, eminent domain procedures, partition or other civil judgments or decrees; or

  2. A division of property, resulting from the conveyance of land or interest to or from the City, public entity or public utility for a public purpose, such as:

  3. A lot line adjustment approved pursuant to Article D of this Chapter;

  4. A parcel combination approved pursuant to subsections 5-3E-6 A. and B. of this Chapter; and

  5. Other land divisions which do not constitute tract maps, as defined in Section 66426 of the Subdivision Map Act.

  • B. Request for Waiver: In requesting a waiver of parcel map, the subdivider shall file and process a tentative parcel map in accordance with the provisions of this Chapter for tentative parcel maps. [5]

  • C. The Planning Agency may waive the parcel map upon making a finding that the proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection and other requirements of this Title and the Subdivision Map Act.

  • D. Certificate of Compliance to be Filed: Upon waiving the parcel map requirement, the subdivider shall cause to be filed with the County Recorder a certificate of compliance as approved by the Building Official and a plat map showing the division.

  • E. Additional Conditions: A parcel map waived by the Planning Agency may be conditioned to provide for payment of park land dedication, drainage and other fees by a method approved by the Planning Agency.

• (Ord. 195, 7-6-87; 1994 Code)

Footnotes: --- ( 5 ) --See Article C of this Chapter.

• A. Request for Certificate: Pursuant to Section 66499.35 of the Subdivision Map Act, any person owning real property or a vendee of such person pursuant to a contract of sale may request the issuance of a certificate of compliance, stating that such real property (or any division thereof) complies with the provisions of the Subdivision Map Act and this Chapter. Such request shall be filed with the Building Official upon such forms and accompanied by a fee as adopted by resolution of the City Council and such information as may be prescribed by the Building Official. [6]

• B. Determination:

  1. Based upon the criteria set forth in Section 66499.35 of the Subdivision Map Act, the Building Official shall approve or conditionally approve a request for a certificate of compliance.

  2. The determination of the Building Official may be appealed by the applicant to the Planning Agency within 20 days of the determination by the Building Official. Such appeals shall be in writing and accompanied by the standard appeal fee, as established by resolution of the City Council. A public hearing shall be held by the Planning Agency to consider such an appeal, in accordance with the appeal procedures prescribed in subsection 5-3D-2 C.

(Ord. 195, 7-6-87; 1994 Code)

Footnotes: --- ( 6 ) ---

See Title 2, Chapter 1 of this Code for collection procedures.

ARTICLE G. - DESIGN STANDARDS

Access to a division of land shall be by means of an improved public street or an improved private street.

(Ord. 195, 7-6-87)

• A. Conformity with General Plan:

  1. If the circulation element of the General Plan shows a street so located that any portion thereof lies within a division of land, that portion of the street which is within the division shall be included in the design of the division unless the Planning Agency amends the General Plan to remove or relocate the street so that it is no longer within the division of land.

  2. If the Planning Agency determines that the present acceptance and construction of a street or portion thereof is not warranted, the street or portion thereof shall be included in the division of land as a future street.

• B. Street Alignment: The alignment of streets shall be such as to provide at least 20 feet of frontage for each lot in the division of land along each abutting street. Lots which abut a major or secondary street, to which access rights are to be relinquished, shall be provided with frontage on a service road or other local street.

  1. Center line jogs of 150 feet or less shall be avoided wherever practicable.

  2. On any street, no center line curve radius of less than 200 feet shall be provided. A center line having an arc length of less than 100 feet shall not be permitted unless the center line radius is greater than 3,000 feet.

  3. Streets shall intersect with other streets and highways as nearly at a right angle as practicable.

• C. Street Grades: No street shall have a grade of less than four-tenths of one percent (0.4%) nor more than ten percent.

• D. Right-of-Way and Roadway Widths: Streets shall have the following minimum right-of-way and roadway widths:

  1. Major Streets: Sixty-four feet of right-of-way. The Planning Agency shall determine whether or not a street is a major street and the appropriate roadway width.

Local Streets: Sixty feet of right-of-way. The Planning Agency shall determine the appropriate roadway width.

3. Cul-De-Sac: Fifty-eight feet of right-of-way. The Planning Agency shall determine the appropriate roadway width.

• E. Future Streets: The Planning Agency may require that future streets be provided for the future division of lots shown on the tentative map and for the development of adjoining property.

• F. Location of Roads with Respect to City Boundary: No road shall be shown as lying adjacent to, crossing or ending upon any boundary of the City without the consent of the Planning Agency.

• G. Cul-De-Sac Streets and Dead-End Roads: An adequate turning area, conforming to the specifications of the Building Official, shall be provided at the end of cul-de-sac streets and deadend roads.

• H. Right-of-way Corner: Intersections of road right-of-way lines, where one or both streets are local residential, shall be rounded with a curve having a radius of 13 feet unless otherwise determined by the Superintendent of Streets.

(Ord. 195, 7-6-87; 1994 Code)

• A. Lot Area and Width; Compliance with Zoning:

  1. Each lot in a division of land shall have an area of not less than the required area for the zone in which the lot is located. Each lot shall have an average width of not less than the required width. Strips of land intended for use as vehicular access shall not be included in calculating average width or required area. Lots, in all cases, shall have a minimum area of one acre (43,560 square feet) and shall have not less than 20,000 square feet of area having not more than 25 percent natural grade in any direction prior to the commencement of any grading on the site. "Natural grade" shall refer to the grade of the property in its original condition prior to commencement of any grading by any person or entity on the site. If a lot does not contain ungraded area equal to 20,000 square feet, then the lot shall be enlarged sufficiently to meet such requirements but need not be made larger than two acres. Any portion of a lot with a width of less than 25 feet shall not be considered as lot area. The minimum width of any lot shall be 150 feet. The portion of a lot within a road easement shall not be included in computing lot area. If 50 percent or more of the lot consists of area of 45 percent or more grade, the total area of the lot must be at least four acres.

  2. If a lot is in more than one zone, then the area and width thereof shall be not less than the area and width requirements, respectively, in that zone in which any part of the lot is located which has the largest area requirement and in that zone in which any part of the lot is located which has the greatest width requirement.

• B. Side Lines of Lot: In all cases where practical, the side lines of lots shall be at an approximate right angle to or radial to the street upon which such lots front.

• C. Lots Abutting Rights-of-way: Wherever practical, divisions of property abutting rights-of-way for freeways, transmission lines and flood control channels shall be designed so as to create lots which back up to said rights-of-way.

• D. Exceptions and Exemptions:

  1. The Planning Agency may determine that, by reason of circumstances peculiar to the proposed subdivision for the use proposed to be made of the property in the subdivision, the public peace, health, safety and welfare will be protected adequately by lots of lesser frontage or area than that specified in this Section.

  2. This Section applies only to future divisions of land within the City and shall not be deemed to limit the existing requirements imposed under the Zoning Ordinance [7] as to lots already legally subdivided.

  3. This Section does not apply to any lot which the subdivider offers to deed or dedicate to the City.

(Ord. 195, 7-6-87; 1994 Code)

Footnotes: --- ( 7 ) --See also Section 5-3G-5 of this Article.

The City shall have the right to restrict the erection of buildings or other structures within those portions of lots which are subject to flood hazard, inundation or geological hazard.

(Ord. 195, 7-6-87; 1994 Code)

If the plan of subdivision provides for lots on both sides of the road, the side lines of lots on opposite sides of the road shall, except at cul-de-sacs and at existing property lines, be staggered by not less than 40 feet. If the plan of subdivision provides for lots on one side of a road opposite which there are existing lots or individual properties usable only as single residence sites under valid restrictive covenants or under the existing Zoning Ordinance [8] of the City, the side lines of lots in the proposed subdivision shall be staggered by not less than 40 feet from the side lines of such existing lots or properties on the opposite side of the road.

(Ord. 195, 7-6-87)

Footnotes: --- ( 8 ) --See Chapter 2 of this Title.

No lot shall be divided by a City boundary line. Each such boundary line shall be made a lot line.

(Ord. 195, 7-6-87)

ARTICLE H. - REQUIRED IMPROVEMENTS

Improvements required to be installed or agreed to be installed by a subdivider as a condition precedent to the filing of a tract map or parcel map shall comply with the requirements of this Title. Such improvements shall be provided and developed in accordance with the conditions imposed as a condition of approval of the tentative map, in accordance with any agreement or bond made or entered into by the subdivider for that purpose and in accordance with the standards and specifications set by administrative regulations and ordinances of the City applicable at the time of approval of the tentative map.

(Ord. 195, 7-6-87)

• A. Submittal: Plans, profiles and specifications for public improvements other than street improvements shall be submitted to the Building Official not later than the time a tract map or parcel map is submitted for checking and certification. Such plans shall show all details of the proposed improvements needed for approval of the plans by the Building Official. Such details may include requirements of other governmental bodies whose jurisdiction some portion of the plan may encompass.

• B. Preliminary Plan Approval by Building Official: Preliminary plans may be approved by the Building Official when sufficient engineering data is furnished by the subdivider to demonstrate that the preliminary design meets the City's standards and specifications, is practicable from a maintenance standpoint and is consistent with sound engineering practices and that the final plans will conform to the preliminary plans with only minor changes.

• C. Final Plan Approval by Building Official: Final plans must be approved by the Building Official before a tract map or parcel map is transmitted to the Planning Agency for approval or a parcel map is certified for filing by the Building Official if:

  1. The subdivider applies for a reimbursement agreement.

  2. Another governmental agency, whose approval of plans is necessary, will not approve preliminary plans.

• (Ord. 195, 7-6-87)

• A. Approval of Plans: Plans, profiles and specifications for all street improvements shall be subject to the approval of the Superintendent of Streets not later than the time of submitting the tract map or parcel map to the Building Official for checking and shall be subject to the approval of the Superintendent of Streets before any such map shall be certified by the Building Official. Such plans, profiles and specifications shall show full details of the proposed improvements and shall be in accordance with the standards and specifications of the City as adopted by the Council. Such plans shall also include the design grade for an existing or a future street; provided, the

  - Superintendent of Streets determines that such grade is necessary to properly locate slope and drainage easements, if any. 
  

  • B. Street Improvement Standards: Each street, whether public or private, shall be improved with full width grading, full width roadway paving with inverted shoulder, drainage facilities incidental thereto and street signs.

  • C. Improvements to Existing Streets:

    1. Adjacent to the Division of Land: If a portion of an existing street constitutes any portion of the boundary of the division of land and such street is unimproved, or the Planning Agency determines that the improvements are for the general use of the lot owners in the division of land and for local neighborhood traffic and drainage needs, the Planning Agency may require the subdivider to improve or agree to improve such street or highway as specified in subsection B of this Section.

    2. Within the Division of Land: The Planning Agency may require the reconstruction of an existing street. Such reconstruction shall be in accordance with the improvement requirements specified in subsection B of this Section.

  • D. Improvements of Future Streets: Except for full width grading, the subdivider shall not be required to improve streets or highways shown on a tract map or a parcel map as future streets.

• (Ord. 195, 7-6-87; 1994 Code)

The subdivider shall provide street name signs in each division of land to the satisfaction of the Planning Agency. Street names honoring early explorers or denoting land configurations are preferred.

(Ord. 195, 7-6-87)

If streets are to be dedicated on a tract map or parcel map or by separate instrument prior to filing a parcel map and the subdivider is required to grade or pave within such easements, the subdivider shall provide a copy of the tract map or parcel map, as the case may be, which delineates all structures within such easements, except publicly owned storm drains, water lines, sewers and other drainage or sanitary facilities. Such maps shall be submitted to the Superintendent of Streets when street improvement plans are submitted for approval. A copy of the tract map or parcel map, as the case may be, which delineates all structures within such casements shall be submitted to the City Clerk prior to final approval of the tract map or parcel map.

(Ord. 195, 7-6-87)

Temporary improvements may be required prior to, or concurrent with, permanent improvements. In such instances, the temporary improvements shall be installed in a manner approved by the Building Official.

(Ord. 195, 7-6-87)

The Planning Agency may require such structures to be installed as are necessary for the proper functioning and maintenance of the improvements required to remove a flood or geological hazard and as are necessary for the protection of property adjacent to the division of land.

(Ord. 195, 7-6-87; 1994 Code)

The subdivider shall provide such drainage facilities as are considered necessary by the Planning Agency for the drainage requirements of the division of land and for local neighborhood needs. Such facilities shall be constructed in accordance with standards and specifications approved by the Building Official.

(Ord. 195, 7-6-87; 1994 Code)

• 5-3H-9: - FENCES OR WALLS ADJACENT TO HIGHWAYS AND CITY BOUNDARIES.

If lots in a division of land abut a highway and the Planning Agency requires the subdivider to relinquish complete access rights to such highway, a fence or wall not less than six feet high shall be required along the property line of the lots contiguous to the highway. If lots in a division of land abut a City boundary, the subdivider shall be required to construct an acceptable boundary fence not less than six feet high.

(Ord. 195, 7-6-87; 1994 Code)

The subdivider shall provide a chain link fence or equivalent, not less than six feet high, along each side of any portion of a dedicated right-of-way for any watercourse or drainage facility within a proposed division of land if the Planning Agency finds that the location, shape, slope, width, velocity of water therein or other characteristics of the watercourse or drainage facility makes the fencing of the right-of-way necessary for the protection of the general public. Such fencing shall have an adequate number of gates to facilitate cleaning and maintenance and shall not contain apertures below the fence in excess of four inches vertical.

(Ord. 195, 7-6-87; 1994 Code)

Utility lines, including but not limited to electric communications and cable television shall be required to be placed underground. The subdivider is responsible for complying with the requirements of this Section, and he shall make the necessary arrangements with the utility companies for the installation of such facilities. For the purposes of this Section, appurtenances and associated equipment such as, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets and concealed ducts in an underground system may be placed above ground, so long as located in a manner which will not interfere with the existing trail system.

(Ord. 195, 7-6-87)

Footnotes: --- ( 9 ) --See also Chapter 7 of this Title.

The Planning Agency shall require the subdivider to install sanitary sewers to serve each lot in a division of land. Such sewers shall be designed in accordance with the requirements of the Building Official, [10] and the outlet to be used for the sewers shall be designated by the Building Official.

(Ord. 195, 7-6-87; 1994 Code)

Footnotes: --- ( 10 ) ---

See Title 3, Chapter 3 of this Code.

• A. The subdivider shall install or agree to install mains and fire hydrants in the division of land for the general use of the lot owners and for fire protection. The installation of such water mains and fire hydrants shall comply in all respects with all statutes, ordinances, rules and regulations applicable to water mains and fire hydrants. [11]

• B. In the absence of such statutes, ordinances, rules and regulations, required domestic water flows shall be determined by the Building Official and required fire flows, duration of required fire flows and fire hydrant type and location shall be determined by the Fire Chief, but in no case shall the distance from fire hydrant to building pad be more than 600 feet by paved road.

• C. Water mains and fire hydrants may be required on existing streets or highways adjacent to or within the division of land; provided, the existing improvements are insufficient for the general use and/or fire protection of the lot owners.

(Ord. 195, 7-6-87)

Footnotes: --- ( 11 ) --See Title 3, Chapter 5 of this Code.

If a required improvement is not completed before a tract map or parcel map is filed, the subdivider shall enter into an agreement with the City to complete the improvement within the time specified in the agreement.

(Ord. 195, 7-6-87)

Improvements required by this Chapter shall be installed and constructed by the subdivider, at his expense.

• (Ord. 195, 7-6-87)