La Mesa Municipal Code Ch. 22.04 Minor Subdivisions

A tentative parcel map and a parcel map shall be required for all minor subdivisions except for those types for which an adjustment plat is authorized in Section 22.05.010 B or the requirement for a parcel map is specifically waived in Section 22.04.010 C.

A. Application. The subdivider applying for a minor subdivision shall file the following material with the director of community development.

1. For subdivisions for which a tentative parcel map and parcel map are required:

a. A fee determined by city council resolution.

b. Tentative parcel map copies in the quantity to be specified by the director of community development.

c. A grading plan showing any grading proposed for the creation of building sites or for construction or installation of improvements. The grading plan together with the original topographical contours may both be shown on the tentative parcel map.

d. A county health department certification for each lot for which a sanitary sewer is not available, that the lot is approved for installation of an on-site sewage disposal system.

2. For subdivisions for which a parcel map waiver is requested.

a. A fee determined by city council.

b. A parcel map waiver request letter.

B. Requirements for Approval or Disapproval of Maps. The director of community development, planning commission and city council for minor subdivisions shall adhere to the following requirements in their review and approval or disapproval of maps.

1. A map shall be disapproved for failure to meet or perform any of the requirements or conditions imposed by the Subdivision Map Act or city of La Mesa ordinances enacted pursuant thereto, and the disapproval shall be accompanied by a finding identifying the requirements or conditions which have not been met or performed, provided that any failure of the map to meet those requirements and conditions may be waived by the reviewing body if the failure is a result of a technical and inadvertent error, which in the determination of the reviewing body, does not materially affect the validity of the map.

2. No map shall be approved without a finding by the approving body that the proposed subdivision, together with the provisions for its design and improvement is consistent with the general plan of the city of La Mesa, an applicable specific plan or ordinance. A proposed subdivision shall be consistent with the general plan or a specific plan only if the proposed subdivision or land use is compatible with the objectives, policies, general land uses and programs specified in the plan.

3. A map shall not be approved unless the following findings are made:

a. That the proposed map is consistent with applicable general and specific plans.

b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans.

c. That the site is physically suitable for the type of development.

d. That the site is physically suitable for the proposed density of development.

e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or not likely to injure fish or wildlife in their habitat.

f. That the design of the subdivision or the type of improvements is not likely to cause serious health problems.

g. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

4. Approval of a parcel map pursuant to subsection (3) shall not be denied by a reviewing body if it has previously approved a tentative parcel map for the proposed subdivision and it finds that the parcel map is in substantial compliance with the approved tentative parcel map.

5. The reviewing body shall determine whether the discharge of waste from the proposed subdivision into an existing community sewer system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board, San Diego Region. A tentative parcel map may be disapproved if the proposed discharge would result in or add to violation of the board's requirements.

6. A parcel map from which has been omitted the signatures of public entities or utilities owning rights-of-way or easements may be approved provided that the city council determines that division and development of the property in the manner set forth on the map will not unreasonably interfere with the free and complete exercise of the public entity or utility right-of-way or easement.

7. When filing a tentative parcel map for a subdivision to be created from the conversion of a mobilehome park to another use, the subdivider shall also file a report on the impact of the conversion on the displaced residents of the mobilehome park to be converted. In determining this impact, the report shall address the availability of adequate replacement space in mobilehome parks. The city council may require the subdivider to take steps to mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to find adequate space in a mobilehome park. The subdivider shall make a copy of the report available to each resident of the mobilehome park at least fifteen days prior to the hearing on the map by the planning commission.

C. Waiver of Parcel Map.

1. The requirement that a parcel map be prepared, filed with the director of community development and recorded may be waived provided that a finding is made by the director of community development that the proposed subdivision 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 for the following types of minor subdivisions:

a. A minor subdivision created only for the purpose of financing or leasing the resulting lots.

b. A minor subdivision wherein each resulting lot was a legally created separate lot under separate ownership, but which subsequently came into the same ownership such that the total quantity of real property under the same ownership is shown on the latest equalized county assessment roll as a unit or contiguous units.

c. A subdivision on commercial or industrial property in conjunction with the construction of new buildings when in accordance with an approved site plan and when additional public improvements are not required.

2. An applicant for a subdivision pursuant to this section shall file a parcel map waiver request letter which shall contain sufficient information to enable the director of community development to make the finding required by this chapter.

D. The Director of Community Development Advisory Agency. The director of community development is hereby designated as the advisory agency for minor subdivisions and is authorized and directed to:

1. Prescribe, subject to the approval of the city council, such additional rules and regulations as are advisable with respect to processing procedures or requirements for minor subdivisions.

2. Prescribe such additional rules and regulations as are advisable with respect to the form and contents of tentative parcel maps, parcel maps, or adjustment plats or data supplemental thereto.

3. Waive the requirement for filing and recording of a parcel map pursuant to Section 22.04.010 (C).

4. Investigate and hold a hearing on each tentative parcel map filed pursuant to this title.

5. Obtain the recommendations of the city engineer, building official, and fire marshal with respect to the design and the kind, nature and extent of the required improvements. Such recommendations shall be in writing and a copy shall be furnished to the subdivider at least three days before any hearing or action on the map by the development advisory board.

6. Prescribe the kind, nature and extent of the improvements to be constructed or installed in or to serve the subdivision for which a tentative parcel map is filed, and to establish agreements with the subdivider regarding the time when such improvements shall be required.

7. Waive or modify with respect to a particular subdivision, subject to ratification by the city council, particular requirements of this title when the director of community development finds that the real property to be divided is of such shape, is subject to such title limitations of record, is affected by such topographic conditions or is to be devoted to such usage that full compliance with the requirements of this title is impractical or impossible. Any such waiver shall be in conformity with the spirit and purpose of the Subdivision Map Act and this title.

8. Approve, conditionally approve or disapprove tentative parcel maps and adjustment plats filed pursuant to this title. The responsibilities of the city council pursuant to Sections 66473.5, 66474, 66474.1 and 66474.6 of the Subdivision Map Act are hereby assigned to the development advisory board for minor subdivisions.

9. Make a written report to the subdivider with respect to the subdivision's conformity to the general plan, the design and the kind, nature and extent of the required improvements. A copy of the tentative parcel map or adjustment plat on which the director of community development has certified approval, conditional approval or disapproval shall be furnished with the report.

10. Extend the time at which a tentative parcel map expires. Such an extension shall not exceed twelve months at any one time nor shall the aggregate of all extensions equal more than twenty-four months.

11. Certify each tentative parcel map, parcel map and adjustment plat in accordance with this title.

E. Processing of a Tentative Parcel Map.

1. The subdivider shall submit the required fees, folded prints, a title report, and a completed environmental assessment form with an attached list of all the property owners within three hundred feet of the boundaries of the proposed subdivision.

2. Copies of the submitted tentative parcel map shall be sent, within five days of its filing, to the city engineer, the fire, planning, and building departments, Helix Water District, San Diego Gas and Electric Company and any school district affected by the proposed subdivision.

3. Within fifteen days of the date of mailing the copies of the proposed tentative parcel map, all responses shall be returned to the community development department.

4. The city engineer shall examine the tentative parcel map and, if required, indicate necessary changes on one copy and return it to the subdivider for correction and return. The city engineer shall not be required to respond to the community development department until a corrected map has been returned and approved by him/her.

5. A staff report on the tentative map shall be made in writing and a copy shall be provided to the subdivider at least three days before any hearing action on the map by the director of community development.

6. The director of community development within fifty calendar days after the filing of a tentative parcel map shall hold a public hearing and approve, conditionally approve or disapprove the map in conformance with the requirements set forth in Section 22.04.020 B. A certification of the action taken shall be sent to the subdivider.

EXCEPTION: When the proposed subdivision also requires a public hearing to review a variance application associated with the tentative parcel map, the planning commission shall hold a joint public hearing to consider both the map and the variance applications within the fifty calendar days after the filing of a map and shall approve, conditionally approve or disapprove the map in conformance with the requirements set forth in Section 22.04.020 B. A certification of the action taken shall be sent to the subdivider.

7. Revision of Tentative Parcel Map. A tentative parcel map which has been approved or conditionally approved and has not expired may be revised. The subdivider shall make application pursuant to Section 22.04.010 A. The revised map shall contain all of the information required of tentative parcel maps and be accompanied by all data which is required to be filed with tentative parcel maps. The filed revised tentative parcel map shall be treated in all respects as an original tentative parcel map and shall be reported on, approved, conditionally approved, or disapproved in the same manner as an original tentative parcel map. Nothing in this section shall be construed as a limitation on the powers of the director of community development, planning commission or city council to approve alterations of an approved tentative parcel map or to modify conditions imposed as part of the approval of a tentative parcel map.

8. Expiration of Tentative Parcel Map.

a. The approval of a tentative map shall expire thirty-six months from the date of approval. The date of approval shall be the date the director of community development approves the map or the planning commission or city council approves the map by appeal.

b. The period of approval may be extended by the director of community development at the written request of the subdivider. The request shall be filed with the community development director at least thirty days before the approval or conditional approval is due to expire. The approval may be extended for a period not to exceed twelve months at the discretion of the director of community development. Subsequent extensions may also be granted by the director of community development; however, the aggregate of all extensions may not exceed sixty months.

c. The period of time herein specified shall not include any period of time, not to exceed five years, during which a water or sewer moratorium imposed after approval of the tentative parcel map, is in existence. Once such a moratorium is terminated, the tentative parcel map shall be valid for the greater of one hundred twenty days or the same period of time as was left to run on the tentative parcel map when the moratorium was imposed.

d. The period of time herein specified shall not include any period of time during which a lawsuit has been filed and is pending in court involving the approval or conditional approval of a tentative parcel map, providing that such a stay is approved by city council. The subdivider may apply for a stay of such time period by written application to the planning director within ten days of the service of the initial petition or complaint in such lawsuit upon the city of La Mesa. The director of community development shall make a recommendation regarding such a stay at a public hearing with the city council. Within forty days after receiving such application, the city council shall either approve the requested stay for up to five years or deny it.

9. Public Hearing Notice. Whenever a public hearing is held pursuant to this chapter, notice of the time and place thereof, including a general description of the location of the proposed subdivision shall be given at least ten days before the hearing. Such notice shall be given by publication once in a newspaper of general circulation published and circulated in the city of La Mesa or by notifying by mail owners of parcels of land within three hundred feet of the site's boundaries of the proposed subdivision.

10. Planning Commission is Appeal Board. The planning commission is hereby designated as the appeal board for minor subdivisions and is authorized and directed to hear and decide in accordance with the Subdivision Map Act and this title appeals from decisions of the director of community development regarding minor subdivisions, notices of merger and notices of violation.

11. Appeals by Subdivider or Other Interested Persons.

a. The subdivider or other interested persons may appeal to the planning commission from any action of the director of community development with respect to a notice of merger, a notice of violation, an adjustment plat, a tentative parcel map, or a denial of a time extension of the tentative parcel map approval or conditional approval.

b. The subdivider or any interested person adversely affected by a decision of the planning commission may file an appeal with the city clerk. The city clerk shall set the matter for public hearing by the city council within thirty days of its filing.

12. Appeal Procedures.

a. Any appeal by the subdivider or interested person from any action of the director of community development shall be filed with the director of community development as secretary of the planning commission within ten days after the action of the director of community development from which the appeal is being taken.

b. Any appeal by the subdivider or any person adversely affected by any action of the planning commission shall be filed with the city clerk within ten days after the action from which the appeal is being taken or regarding which the complaint is made.

c. Upon the filing of an appeal with the director of community development, the matter shall be set for public hearing before the planning commission. The public hearing shall be held within thirty days of filing of the appeal and the planning commission shall render its decision within ten days following the conclusion of the hearing. The decision shall comply with the requirements of Section 22.04.010 B of this title.

d. Upon the filing of an appeal with the city council, the city clerk shall set the matter for public hearing. Such hearing shall be held within thirty days of filing of the appeal. The city council shall render its decision on an appeal within ten days. The decision shall comply with the requirements of Section 22.04.010 B of this title.

e. All people notified of the original hearing will be notified of the appeal hearing.

F. Processing of a Parcel Map.

1. A parcel map must be prepared in full compliance with the Subdivision Map Act, this title, the approved tentative parcel map and the conditions of the director of community development report as modified by planning commission and city council.

2. The subdivider shall submit the required fees, three copies of the parcel map, and the supplemental information set forth in Section 22.04.030 B.6.

3. The parcel map shall be filed with the city engineer and shall be acceptable only with the written consent of all parties having any record title interest in the real property to be subdivided.

4. The city engineer shall examine the map and, if required, indicate necessary changes on one copy and return the map and copy to the subdivider for correction and return.

5. The filing date of the map shall be the date when it is filed with the city engineer in full compliance with the Subdivision Map Act, this title, and the approved tentative parcel map.

6. When, within twenty days after it has been filed, the map is found by city engineer to be correct he shall execute the city engineer's certificate.

7. The director of community development shall examine the map for conformity with the tentative parcel map, approve or disapprove the map in conformance with the requirements set forth in Section 22.04.010 B and shall forward the map to the city clerk.

8. If offers of dedication are made by certificate on the parcel map, the city council shall consider the map at its next regular meeting and shall accept subject to improvement, or reject the offer of dedication, and the mayor and city clerk shall certify on the map the action of the city council.

9. The city clerk shall transmit the parcel map to the county recorder. The subdivider shall provide to the city engineer one reproducible and one paper copy of the recorded parcel map.

10. Termination of parcel map proceeding. Failure to file a parcel map with the county recorder prior to the expiration of the approval or conditional approval of the tentative parcel map shall terminate all proceedings. Any subdivision of the same land shall require filing of a new tentative parcel map.

11. Time limit extension for acting on maps. The time limits specified in this chapter for acting on maps may be extended by mutual consent of the subdivider and the director of community development, or to accommodate the concurrent processing of related approvals or environmental review of the same project.

(Ord. 2315; May 26, 1983; Ord. 2601 § 1; April 28, 1992; Ord. 98-2690 § 1 (part); August 11, 1998; Ord. 2021-2886, § 6, June 8, 2021)

A. Dedication. The subdivider, in cases of minor subdivisions for which a parcel map is required, shall dedicate by separate instrument, or make an irrevocable offer to dedicate by certificate on the parcel:

1. Right-of-way for streets adjoining the boundaries of the subdivision if required to bring such streets into conformity with the city of La Mesa Street Improvement Standards.

2. Easements sufficient to permit installation and maintenance of publicly maintained storm drainage facilities, sewerage, street lighting, and other public utilities. Where a storm drainage facility is required to be extended outside of the boundaries of the subdivision, the required easement shall be obtained and the recorded data shown on the map. Dedications made by separate instrument shall be recorded prior to the filing of the parcel map with the city engineer. They shall be identified on the map, and the description of the recorded document by which the dedication was effected shall be shown on the map.

B. Design. Each minor subdivision shall conform to the following design requirements:

1. Each lot shall meet the lot area, lot width, lot depth and other development standards specified in the Zoning Ordinance.

*2.

Each lot shall have frontage on a dedicated street or a street offered for dedication; provided that access to the land to be subdivided may be effected by a private road easement, if no access to the property to be subdivided exists on the effective date of this title, and subdivision of the area to provide improved street access would not be practical without extensive redevelopment because of the built-up character of the area. The minimum width of an easement access, if permitted, shall be:

* The review and approval of minor subdivisions with panhandle or easement access lots as permitted for in Sections 22.04.020B2 and 3 of the La Mesa Subdivision Ordinance are hereby suspended in part to limit any such minor subdivision proposals to a maximum of one such panhandle or access easement lot without full frontage on a public right-of-way per subdivision and to suspend in full the allowance of any minor subdivision applications for resubdivision of an existing residential panhandle or easement access lot. (Adopted on October 10, 1989 by Ord. 2545 for a period not to exceed 22 months and 15 days after its adoption).

a) Fourteen feet for an easement serving a one-family dwelling, or

b) Twenty-two feet for an easement serving two or more family dwelling units.

*3.

Panhandle-shaped or flag-shaped lots shall not be permitted except where necessitated by unusual terrain conditions or in residential areas where subdivision of the area to provide improved street access would not be practical without extensive redevelopment because of the built-up nature of the area. Panhandle-shaped or flag-shaped lots, if permitted, shall have a minimum frontage on a dedicated street and a minimum property width of the narrow portion or "handle" of the lot of:

a) Fourteen feet for a lot for a one-family dwelling, or

b) Twenty-two feet for a lot for two or more dwelling units.

4. The side lines of lots shall be approximately at right angles to the street line on straight streets or radial to curved streets,

5. Planned developments, in which one or more of the lots are owned in common for access or other uses of common interest, are not required to meet all lot areas width and depth requirements of the specific plan of zoning. However, all other residential density limitations and development standards in the La Mesa Specific Plan of Zoning shall be observed.

C. Improvements. Off-site and on-site improvements required for the subdivision shall be shown on or indicated as a condition of approval on the tentative parcel map or by separate instrument. The separate instrument when used to notice the subdivision improvements shall be recorded prior to approval of the parcel map, and the recording information for the instrument shall be shown on the parcel map. The minimum required improvements shall be:

1. Grading and improvement of public and private streets and alleys including surfacing, curbs, gutters, cross gutters, sidewalks, ornamental street lighting, street name signs and necessary barricades and safety devices.

2. Storm drainage and flood control facilities within and without the subdivision sufficient to carry storm runoff both tributary to and originating within the subdivision.

3. A public sewerage system serving each lot of the subdivision; provided that, for each lot for which the director of public works determines that a sanitary sewer is not reasonably available, an on-site sewage disposal system approved and certified by the county health department may be provided.

4. A water supply system providing an adequate supply of potable water to each lot and fire hydrant within the subdivision. The water system shall be of the size and design prescribed by the Helix Water District, subject to the approval of the city engineer.

5. Fire hydrants and connections which shall be of the types and at locations specified by the fire marshal.

6. Survey monuments if a field survey is required.

7. Public utilities including gas, electric and telephone distribution facilities necessary to serve each lot of the subdivision.

Plans, profiles and specifications of required improvements shall be furnished to, and approved by, the city engineer prior to the approval of the parcel map by the director of planning. Construction of improvements shall not be required until such time as a permit or other grant of approval for development of the parcel is issued, or until such time as the construction of such improvements is required pursuant to an agreement between the subdivider and the director of planning, except that within a reasonable period of time following the approval of the parcel map and prior to the issuance of a permit or other grant of approval for the development of the parcel, the planning director may require the construction of any improvements which are necessary for reasons of public health and safety or are a necessary prerequisite to the orderly development of the surrounding area.

D. Improvement security.

1. Security authorized or required by this title in connection with the performance of any act or agreement shall, at the option of and subject to the approval of the city of La Mesa, be one of the following:

a) A bond or bonds by one or more duly authorized corporate sureties.

b) A deposit, either with the city of La Mesa or a responsible escrow agent or trust company, of money or negotiable bonds.

c) An instrument of credit from one or more financial institutions pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment.

d) A lien agreement, which is a legal claim by the City, for the entire expense of the required street improvement on the subject property.

2. The amount of the security to guarantee the performance of any act or agreement shall be:

a) To guarantee the faithful performance of the act or agreement, an amount equal to the city engineer's estimated cost of the improvements or of the act to be performed.

b) To guarantee payment to the contractor, his subcontractors and to persons furnishing labor, materials or equipment to them for the improvement or the performance of the required act, an amount equal to fifty percent of the city engineer's estimated cost of the improvements or the act to be performed.

c) For the warranty and guarantee of the work, for a period of one year following the completion and acceptance thereof, against any defective work or labor done or materials used, an amount equal to ten percent of the City Engineer's estimated cost of the improvements.

3. Security furnished pursuant to this section shall be released in the following manner:

a) Security given for faithful performance of any act or agreement shall be released upon the final completion and acceptance of the act or work; provided that the release shall not apply to the amount of the security required for the guarantee and warranty period.

b) Security given to secure payment to the contractor, his subcontractors and to persons furnishing labor, materials or equipment, may six months after the completion and acceptance of the work or act, be reduced to an amount equal to the amount of all claims therefor filed and of which notice has been given to the legislative body, plus an amount determined by the City Council to be required to assure the performance of any other obligations secured thereby. The balance of the security shall be released upon the settlement of all such claims and obligations for which the security was given.

c) Security given for the guarantee or warranty of work shall be released upon the expiration of the period thereof.

E. Survey. In cases of minor subdivisions for which a parcel map is required, the map shall be based upon a field survey made in accordance with the Land Surveyor's Act, or it may be compiled from recorded or filed data when sufficient survey information exists on filed maps to retrace the exterior boundary lines of the subdivision, and at least one boundary line can be established by locating two existing monuments of record located on that line.

F. Survey monuments. The subdivider, for those minor subdivisions for which a survey is required by this chapter, shall cause survey monuments to be set by a licensed land surveyor or registered civil engineer prior to the approval of the parcel map by the Director of Planning. The required monuments to be set shall include monuments at each corner and the beginning and end points of each curve on the subdivision boundary and each lot boundary; provided that only one monument shall be set at subdivision and lot corners which are coincident, and that any existing record and identified monument which meets all other requirements of this section need not be replaced. Monuments may be offset and as a minimum shall consist of:

1. An iron pipe three-fourths inch in diameter at least eighteen (18) inches in length. The top of the pipe shall be filled with a metal, plastic, or cement plug to a depth of at least three inches and centered with a tack and disc, or

2. An iron rod one-half inch in diameter at least one foot in length, or

3. A metal plug with tack and disc set flush with the surface in Portland Cement Concrete sidewalk, curb or pavement.

(Ord. 2021-2886, §§ 7, 8, June 8, 2021)

A. Tentative Parcel Maps.

1. Each tentative parcel map shall be in the form, shall contain, and shall be accompanied by the data required by this chapter. Each tentative parcel map shall also meet such additional requirements as may be imposed by the Director of Planning.

2. Form. The size of each sheet of the tentative parcel map is optional and may be prescribed by the subdivider; provided that, if more than one sheet is used, the sheets shall be of the same size. The scale of the map shall be large enough to show all details clearly and shall be not less than one inch equals one hundred feet. If the map is contained on more than one sheet, a composite or index sheet showing the entire subdivision shall be included, each sheet shall be numbered, and the relation of each sheet to the adjoining sheets shall be clearly shown.

3. Information. Each tentative parcel map shall contain:

a) The general legal description of the property being subdivided by reference to subdivisions or sectional surveys.

b) The identification of the record owners of the property including names, addresses and telephone numbers.

c) The identification and signature of the subdivider of the property including name, address and telephone number.

d) The identification and signature of the registered civil engineer or licensed land surveyor who prepared the map including name, address, telephone number and registration number.

e) The date of preparation of the map.

f) The zone classification as to intended land use of the lots in the subdivision.

g) The gross area of the subdivision calculated to the nearest hundredth of an acre.

h) The total number of the lots proposed for the subdivision.

4. Mapping. Each tentative parcel map shall show:

a) The subdivision boundary lines including dimensions.

b) Existing and proposed streets and alleys in and the location, width and name of existing and proposed streets shall be shown. The grades within one-half percent shall be indicated for proposed streets.

c) Railroads.

d) Lots. Lot lines, lot number and approximate dimensions and area shall be indicated for each lot.

e) Easements. The locations width and purpose of all existing and proposed public and private easements shall be shown.

f) Structures. The approximate location of existing structures shall be shown together with a clear indication of which structures are to be removed and which are to remain.

g) Flood hazards. Any area subject to flooding shall be clearly identified.

h) Topography. The approximate existing contours and the proposed general grading plan of streets, alleys, lots and easements shall be shown. Contours of adjacent land shall be shown when such contours affect the design of the subdivision.

i) Trees. The approximate location of each area covered by trees with a statement of the nature of the cover.

j) Fire hydrant locations.

k) Street light locations.

l) The north point which shall be shown on each sheet of the map.

m) The scale which shall be shown on each sheet of the map.

5. Supplemental information. The tentative parcel map shall show or be accompanied by a report from the subdivider regarding:

a) Street and alley improvements including a plan layout and typical sections.

b) Sewerage including sizes and approximate locations, alignment, lengths and grades.

c) Storm drainage facilities including types and approximate locations, alignment, lengths and grades.

d) A title report covering the property subdivided.

B. Parcel Maps.

1. General. Each parcel map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. Each parcel map shall be in the form, shall contain, and shall be accompanied by the data required by this chapter. Each such map shall also conform to the requirements of the approved tentative parcel map and any conditions to which the approval of the tentative parcel map is subject.

2. Form. The parcel map shall be legibly drawn, printed, stamped or otherwise reproduced by a process guaranteeing a permanent opaque black record on tracing cloth or polyester base film. The size of each sheet shall be eighteen (18) inches in height by twenty-six (26) inches in width, and a marginal line leaving a blank one inch margin shall be drawn completely around each sheet. The scale of the map shall be large enough to show all details clearly and shall be not less than one inch equals one hundred feet. The particular number of each sheet and the total number of sheets comprising the map shall be stated on each of the sheets and its relationship to each adjoining sheet shall be clearly shown.

3. Information. Each parcel map shall contain:

a) The general legal description of the property being subdivided by reference to subdivisions or sectional surveys.

b) The gross area of the subdivision calculated to the nearest hundredth of an acre.

c) The total number of lots in the subdivision.

d) The basis of bearings which shall be a line through two existing monuments of record for which a record bearing is shown.

e) A legend which indicates the meaning of any symbols used.

4. Mapping. Each parcel map shall show:

a) All survey and mathematical data necessary to locate each monument and to locate and retrace each boundary line shown. Dimensions required are bearings and distances for straight lines and central angel, radius, arc length and tangent for curves. Distances and lengths shall be established in feet measured or calculated to the nearest hundredth of a foot. Angular measurements shall be established to the nearest second of arc.

b) The north point which shall be shown on each map sheet.

c) The scale which shall be indicated on each map sheet.

d) The exterior boundary of the land included within the subdivision which shall be indicated by distinctive symbols and clearly designated. The bearing and distance ties from the basis of bearings monuments to the subdivision boundary shall be clearly shown. The relationship of the subdivision to surrounding surveys shall be shown.

e) Existing and proposed streets and alleys in and adjacent to the subdivision. The boundaries and dimensions of alleys and the name without abbreviations, boundaries, centerline data, total width, width of any portion being dedicated, width of the existing portion, and width of each side of the centerline for each street shall be shown. Portions of streets to be dedicated shall be clearly identified. Any portion of a street which lies within the subdivision boundary and which has previously been dedicated shall be identified and the description of the recorded document by which the dedication was effected shall be stated.

f) Railroads. Railroad locations and right-of-way widths shall be shown.

g) Easements. The location and purpose of all existing and proposed easements shall be shown. Easement centerlines and boundaries shall be denoted by broken lines and centerline data and widths shall be indicated. The description of the recording document by which dedication was effected shall be indicated for each existing easement and easements to be dedicated shall be clearly indicated. In the case of easements which cannot be delineated, a note shall be placed in proximity to the legend indicating the purpose of the easement, a description of the recording document, and the reason the easement cannot be plotted.

h) Lots. Lot lines, lot line dimensions and lot number of each lot shall be shown. Each lot shall be shown entirely on one sheet. Lots shall be numbered consecutively beginning with the number one.

i) Flood hazards. Any area subject to flooding shall be clearly identified.

j) Survey monuments. The location and nature of each monument found or set shall be shown. The map record of each monument found shall be indicated; provided that "no record" may be indicated when appropriate. The nature of monuments shall be indicated by symbols which shall be defined in the legend. Monuments reset shall be clearly designated.

k) A vicinity or key map to indicate the location of the subdivision relative to existing streets.

5. Certificates. Each parcel map shall contain the following certificates:

a) The owner's certificate which is a certificate consenting to the preparation and recordation of the map and may dedicate or offer for dedication interest in portions of the real property for specified public purposes. This certificate shall be signed and acknowledged by all parties having any record title interest in the real property subdivided, except as follows:

1. A record title interest in land is not constituted by a lien for taxes, a special assessment lien, a mechanics lien, or a trust interest under bond indentures.

2. Signatures of parties owning the following types of interests may be omitted if their names and the nature of their respective interests are stated on the map:

(a) Rights-of-way, easements and other interests which cannot ripen into a fee.

(b) Rights-of-way or easements which appear to be no longer of practical value,

3. The signature of either the holder of beneficial interests under trust deeds or the trustee under such trust deeds, but not both, may be omitted. The signature of either shall constitute a full and complete subordination of the lien of the deed of trust to the map and any interest created by the map.

4. The certificate may be signed by only the subdivider provided that dedications or offers of dedication are not required.

b) A certificate by the engineer or surveyor which shall state that the map was prepared by him or under his direction and shall indicate whether the map was compiled from record data or is based upon a field survey. The certificate shall also indicate that the map was prepared in conformance with the Subdivision Map Act, state the name of the person authorizing the map, and certify that the parcel map procedures of the City of La Mesa have been complied with and that the parcel map conforms to the approved tentative map and the conditions of approval thereof.

c) A certificate by the City Engineer which shall certify that the map conforms with the Subdivision Map Act and local ordinances.

d) A certificate by the Director of Planning approving the parcel map. The requirement for construction of off-site and on-site improvements, if not noticed by separate instrument for which the recording data is shown on the parcel map, shall be noticed in this certificate.

e) If offers for dedication are made in the owner's certificate, a certificate shall be provided for execution by the Mayor and City Clerk stating that the City Council accepted on behalf of the public that real property offered for public use.

f) A certificate of the County Recorder as to the filing of the map.

6. Supplemental information. Material which, if required by the City Engineer, shall be submitted to the City Engineer prior to or concurrent with the parcel map includes:

a) A title report covering the property subdivided.

b) Letters of consent or easements from adjacent property owners if required for off-site grading or drainage facilities.

c) Traverse calculations for the map. Traverse data shall be provided for the exterior boundary of the subdivision with any necessary ties, the boundary of each lot and the centerline of each street and easement in the subdivision. Traverses shall be submitted in a form which facilitates checking the dimensions on the map. The error of closure shall be provided for each closed traverse.

d) An agreement executed by the subdivider guaranteeing the installation of subdivision improvements. This agreement may be in the form of a subdivision improvement agreement or a lien agreement.

e) Plans and specifications for the subdivision improvements.

f) Improvement security pursuant to the requirements of Section 22.04.020 D.

g) Evidence of the insurance coverage required pursuant to the subdivision agreement.