La Puente Municipal Code Ch. 11.32 Final Tract Maps and Parcel Maps

Sections:

• 11.32.010 Time limit on final maps.

• 11.32.030 Conformity to the tentative map.

• 11.32.040 Submission.

• 11.32.050 Reports.

• 11.32.060 Dedications—Final tract and parcel maps.

• 11.32.070 Dedications—Reversion to acreage.

• 11.32.090 Future streets and alleys.

• 11.32.100 Access rights.

• 11.32.110 Restricted use and/or flood hazard areas.

• 11.32.120 Sewers and drains.

• 11.32.130 Natural watercourses.

• 11.32.140 Final tract and parcel maps—General requirements.

• 11.32.150 Title sheet.

• 11.32.160 Map sheets—Format.

• 11.32.170 Divisions of land for purpose of lease only.

• 11.32.180 Lot numbers and area designation.

• 11.32.190 Lot, block and boundary lines.

• 11.32.210 Widths and centerlines of streets, highways, alleys, and other ways.

• 11.32.220 Private and future streets and alleys.

• 11.32.230 Street and highway names.

• 11.32.240 Railroad, transmission line and flood control rights-of-way.

• 11.32.250 Easements required—Final tract and parcel maps.

• 11.32.260 Easements—How shown.

• 11.32.270 City boundary lines.

• 11.32.280 Lots subject to flood hazard, inundation, or geological hazard.

• 11.32.290 Natural watercourse designation.

• 11.32.300 Parcel maps—Compiled from record data.

• 11.32.320 Survey procedure and practice.

• 11.32.330 Monuments.

• 11.32.340 Evidence of title—Final tract maps and/or parcel maps.

• 11.32.350 Waiver of signatures—Final tract and parcel maps.

• 11.32.360 Easement certificate—Final tract and parcel maps.

• 11.32.365 Evidence of title—Final parcel map.

• 11.32.370 Separate instruments—Preparation and evidence of title.

A tentative map shall expire two years from initial approval unless the initial approval provides an additional period, not to exceed up to an additional year. Within the period of initial approval, a subdivider may cause the proposed division of land to be accurately surveyed and a final map prepared and filed in the office of the county recorder. The time limit for such filing may be extended by the approving body for a period or periods not to exceed three years.

(Ord. 537 § 2 (part), 1985)

The final tract map and/or parcel map shall conform to the approved tentative map and to the requirements and conditions contained in the report approving the tentative map. No final tract map or parcel map shall be accepted by the city engineer unless a tentative tract map or parcel map has been approved by the city council.

(Ord. 537 § 2 (part), 1985)

Final tract maps and/or parcel maps shall be submitted to the city engineer. A subdivider shall submit sufficient copies of the final tract map and/or parcel map to permit the city engineer to furnish copies to city officers and departments and to other public agencies which in the opinion of the city engineer may have an interest in the map. After approval by the city council of a final tract or parcel map, the city clerk shall have the map transmitted to the clerk of the county board of supervisors for ultimate transmittal to the county recorder.

(Ord. 537 § 2 (part), 1985)

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

(Ord. 537 § 2 (part), 1985)

Dedications or grants of easements required as a condition precedent to filing a final tract map shall be made on the final tract map. Dedications or grants of easements required as a condition precedent to filing of a final parcel map may be made on the parcel map or be offered by separate instrument, accepted and recorded prior to or concurrently with the filing of the final parcel map.

(Ord. 537 § 2 (part), 1985)

The city council may require dedications as a condition precedent to filing of a final tract map or parcel map for the purpose of reverting to acreage land previously subdivided.

(Ord. 537 § 2 (part), 1985)

(a) Except as otherwise provided by this section, streets, highways, alleys, and other vehicular and pedestrian rights-of-way, or portions thereof, which are required as a condition precedent to filing a final tract map or parcel map shall be offered for public use.

(b) With the approval of the city council, a street or alley which is intended to be kept physically closed to public travel or posted as a private right-of-way may be shown as a private street or alley. Private streets and alleys shall be conditionally dedicated, which offer may be accepted by the city council, if the street or alley ceases to remain physically closed or posted and is open to public travel for a period of three months or more.

(Ord. 537 § 2 (part), 1985)

Future streets and alleys shall be offered for public use, which offer shall remain open for an indeterminate period of time until the city council determines that the opening of the street or alley is warranted. The owners of the underlying fee to any portion of a future street or alley shall retain the right of any and all ordinary uses of such land, except the erection or construction thereon of any structure not ordinarily placed in public streets or alleys, until such time as the city council opens the street or alley for public use.

(Ord. 537 § 2 (part), 1985)

Access rights to arterial and collector highways and to one street for double-frontage lots, except corner lots, shall be dedicated unless abutting lots are to be used for commercial or industrial development.

(Ord. 537 § 2 (part), 1985)

The right to restrict the erection of buildings or other structures within those portions of lots or parcels which are shown as being subject to flood hazard, inundation, or geological hazard on a final tract map or parcel map shall be dedicated.

(Ord. 537 § 2 (part), 1985)

If sewers or drains or both are required for the general use of lot owners in a division of land and such sewers or drains are not to be installed within public highways, streets or alleys, the necessary easements shall be granted.

(Ord. 537 § 2 (part), 1985)

In the event that a division of land is traversed by a major watercourse, channel, stream, swale or creek, the city council may require that an adequate right-of-way be dedicated for storm drainage purposes. In the event that the natural watercourse does not lie entirely within such dedication, the subdivider may either construct an adequate channel within such dedication or delineate the course of said watercourse upon the final tract map or parcel map.

(Ord. 537 § 2 (part), 1985)

(a) Final tract maps and parcel maps shall be prepared in accordance with the requirements of the State Subdivision Map Act and of this title.

(b) Final tract maps and parcel maps shall be prepared by or under the direction of a registered civil engineer authorized to practice land surveying or a licensed land surveyor.

(c) The division of parcels, or portions thereof, which are not abutting shall be divided as a separate parcel and shown on separate maps, unless such parcels are separated because of the interposition of a highway, street, alley or railroad, public utility or flood-control right-of-way.

(Ord. 537 § 2 (part), 1985)

(a) The title sheet of each map shall contain a title, consisting of the words “Tract Map No.” and the map number of a final map the words “Parcel Map No.” and the map number of a parcel map. The title shall also contain the words “In the City of La Puente” or “partly in the City of La Puente and partly in (here insert the name of the political division involved).”

(b) 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 partition 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 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.

(c) The title sheet for a final 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 final 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 bearing, making reference to a final subdivision map, county surveyor’s map or other records acceptable to the city engineer.

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

(Ord. 537 § 2 (part), 1985)

Each map sheet of a final tract map or a parcel map shall conform to following format:

(a) Each map sheet and 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 lower right-hand corner of the sheet.

(b) 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 final tract map or parcel map.

(Ord. 537 § 2 (part), 1985)

If a division of land is for lease only, there shall appear on a final tract map or parcel map in letters not less than one-fourth inch in height the words: “Division of Land for Purpose of Lease Only.”

(Ord. 537 § 2 (part), 1985)

(a) All lots shall be numbered. Lot numbers shall begin with the number “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.

(b) Upon each lot containing an area of three-fourths of an acre or more shall be designated the acreage of the lot to the nearest one-hundredth of an acre.

(Ord. 537 § 2 (part), 1985)

(a) The bearing and length of each lot, block, and boundary line shall be shown on a final 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. Bearings shall be shown to the nearest second and distances shall be shown to the nearest one-hundredth of a foot.

(b) 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 or parcel shall be shown.

(Ord. 537 § 2 (part), 1985)

(a) Each final tract map or parcel map shall show the centerline, the total width, and the width on each side of the centerline of each street, highway, alley or other way appearing on the map. The length of each tangent and the radius, central angle and length of each curve shall be shown on each centerline.

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

(Ord. 537 § 2 (part), 1985)

(a) Final 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 or alleys in addition to the width and centerline detail required by Section 11.32.210.

(b) Right-of-way lines for private or future streets or alleys shall be dashed.

(c) Each private or future street or alley shall be clearly identified as such.

(Ord. 537 § 2 (part), 1985)

(a) Final 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.

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

(c) Street and highway names shall be subject to the approval of the city engineer.

(d) The word “Avenue,” “Street,” “Place” or other street or highway designation shall be spelled out in full.

(Ord. 537 § 2 (part), 1985)

Final tract maps and parcel maps shall show the width and location of each railroad or 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 a series of lots shall be shown as provided in Sections 11.32.180 and 11.32.190.

(Ord. 537 § 2 (part), 1985)

(a) Final tract maps shall show all easements which are a burden upon lots in the division or reversion or which are required as a condition precedent to filing map.

(b) Parcel maps shall show each easement which is required as a condition precedent to filing the map.

(Ord. 537 § 2 (part), 1985)

Easements appearing on a final tract map or parcel map shall conform to the following requirements:

(a) The sidelines of each easement shall be shown. Widths, centerlines, centerline or sideline data, and ties shall be shown, as necessary to definitely locate each easement.

(b) Easement sidelines 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.

(Ord. 537 § 2 (part), 1985)

Final tract maps and parcel maps shall show each boundary line crossing or adjoining a division or reversion. Each such line shall be clearly designated and tied.

(Ord. 537 § 2 (part), 1985)

If any portion of a lot shown on a final 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.

(Ord. 537 § 2 (part), 1985)

In the event that dedication of right-of-way for storm drainage purposes is not required, the planning commission may require that a final tract map or parcel map show the location of any natural watercourse, stream, channel, swale or creek which traverses the map.

(Ord. 537 § 2 (part), 1985)

If a parcel map is compiled from record data, the source of information used shall be contained in a note satisfactory to the city engineer on the first sheet of the map.

(Ord. 537 § 2 (part), 1985)

Each final tract map and each parcel map for which a survey is required shall show evidence found on the ground of sufficient corners of prior surveys or such other evidences 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.

(Ord. 537 § 2 (part), 1985)

(a) The procedure and practice for all survey work done for preparation of a final tract map or parcel map shall conform to the standards and details set forth in Chapter 15, Division 3, of the Business and Professions Code, the Land Surveyor’s Act. The allowable error of closure on any portion of a final tract map or parcel map shall be one ten-thousandth.

(b) In the event that the county engineer, county road commissioner, the State Highway Engineer, or city engineer has established the centerline of any highway, street or alley shown on a final tract map or parcel map, the map shall show such centerline, together with a reference to a field book or map showing such centerline and the monuments which determine its position. If determined by ties, that fact shall be stated upon the final tract map or parcel map.

(Ord. 537 § 2 (part), 1985)

(a) Unless modified by the city engineer each final 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 one thousand feet apart, or at such lesser distances as may be made necessary by topography or culture 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 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 or of such other character and stability as may be approved by the city engineer. For the purposes of this chapter a lead and tack set in permanent concrete or masonry shall be considered as a durable monument. The approximate elevation of the top of each such monument with respect to the surface of the ground shall be shown on said map.

(b) (1) Whenever necessary in the opinion of the city engineer, centerline 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. Each such monument shall be not less durable and substantial than:

(A) In asphaltic concrete or cement pavements, a lead and tack;

(B) In unsurfaced graveled or oiled surfaces, a two-inch iron pipe set not less than twelve inches below the surface, or at such depth as may be approved by the city engineer.

(C) In bituminous macadam pavements, a spike not less than six inches long.

(2) All monuments 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.

(3) For each centerline monument set, the engineer or surveyor under whose supervision the survey has been made shall furnish to the city engineer a set of notes, clearly showing the ties between the monument and a sufficient number (normally four) of durable, distinctive reference points or monuments.

(4) Such reference points or monuments may be leads and tacks in sidewalks, or two-inch by two-inch stakes set back of the curbline and below the surface of the ground, or a substitute therefor which appears to be not more likely to be disturbed.

(5) Each set of notes submitted shall conform in all respects to the standardized office records of the city engineer. All such notes shall be indexed and filed by the city engineer as a part of the permanent public records of his office.

(c) (1) All boundary monuments shall be set or referenced prior to filing the final tract or parcel map unless extensive grading operation or improvement work makes it impractical to set monuments. Interior street centerline monuments and boundary monuments which are impractical to set may be set subsequent to filing of the final tract or parcel map. The final tract or parcel map shall show which monuments are in place and which are to be set.

(2) Prior to certification of the final tract or parcel map by the City Engineer, 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 Section 11.32.330(b) will be furnished within a specified times.

(d) All monuments shall be subject to inspection and approval of the city engineer.

(e) The city council may require that all lot corners be perpetuated on the ground by a monument satisfactory to the city engineer.

(Ord. 537 § 2 (part), 1985)

The evidence of title required by the provisions of Section 66465 of the Subdivision Map Act shall be a certificate of title or a policy of title insurance issued by a title company authorized by the laws of the State of California 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 policy of title insurance shall be issued for the benefit and protection of the City. The certificate or policy shall be dated and delivered upon request of the City Engineer when the final tract map or parcel map is ready for filing.

(Ord. 537 § 2 (part), 1985)

When easements held by public utilities or entities exist within the boundaries of the final tract or parcel map the subdivider must provide the City Council with evidence from the effected public utility or entity that the subdivision will not unreasonably interfere with the free and complete exercise of their easement.

(Ord. 537 § 2 (part), 1985)

Final tract and 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 Superintendent of Streets, we know of no easement or structure existing within the easements hereby offered for dedication to the public, other than publicly owned water line, 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.” (Ord. 537 § 2 (part), 1985)

The signatures of all parties having any record title interest in the real property being subdivided shall not be required to be on the final parcel map unless dedications or offers of dedication are made by certificate on the final parcel map.

(Ord. 537 § 27, 1985)

Separate instruments shall be prepared by a title company or by the city engineer. 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 and the city shall be notified of any change until such time as the separate instrument is recorded.

(Ord. 537 § 2 (part), 1985)