Hidden Hills Municipal Code Art. 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:

1. 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:

1. 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:

"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)

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)

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)

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:

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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.