Montague Municipal Code Ch. 16.24 Final Subdivision Map

FINAL SUBDIVISION MAP

Sections:

• 16.24.010 Filing. 16.24.020 Processing fee. 16.24.030 Data with map. 16.24.040 Contents. 16.24.050 Certificate of insurance required. 16.24.060 Action by technical committee. 16.24.070 Action by the city engineer. 16.24.080 Council—Approval. 16.24.090 Public improvement agreements. 16.24.100 Council—Disapproval. 16.24.110 Recordation.

Within twenty-four months after the approval or conditional approval of the tentative map, a subdivider may cause his subdivision, or any part thereof, to be surveyed and a final map thereof prepared in conformance with the tentative map as approved by the planning commission, including conformance with any conditions attached to such approval. An extension of time for the filing of the final map may be granted by the planning commission for a period not to exceed one year, provided a written application is filed by the subdivider not less than thirty days in advance of the expiration date of the tentative map. Extensions shall not exceed a total of one year. In granting an extension, new conditions may be imposed and existing conditions may be modified as a condition to granting the extension. Subsequent modification or amendment of a tentative map shall not extend the total time limits imposed by this section. (Ord. 90-1 (part), 1990)

The subdivider shall, at the time of submitting the final map, pay to the city the county recorder's fee for recording the final map and all other fees required by law to be paid in connection with the approval of the subdivision. (Ord. 90-1 (part), 1990)

Prior to or at the time of submitting the final map of a subdivision to the city, the subdivider shall submit therewith the following documents:

A. Closure Sheets. Calculation and closure sheets shall show the closure by traverse around the boundary of the subdivision and around each unit, block and lot within the subdivision. All property subdivided by reference to maps or deeds of property previously recorded or filed, shall have filed with the final map copies of the maps or deeds of any property to which reference has been made. Each reference that is a description to any tract or subdivision shall show a complete reference to the book and page of record of the county where the tract is recorded;

B. Public Improvement Plans. The tracings of detailed plans, cross-sections and profiles as set forth in this title, and of all other improvements proposed to be installed as required by the provisions of this title, and of all other improvements proposed to be installed by the subdivider in, on, over or under any street, right-of-way, easement or parcel of land dedicated by the map or previously dedicated, including the estimated cost thereof. All such plans shall be prepared in accordance with the requirements of the city engineer. Plan sheets shall be twenty-two inches by thirty-four inches, with approximately a one-inch left margin;

C. No-access Rights. A certificate restricting access to any portion of the subdivision subject to an agreement required under Section 16.32.100 shall be shown on the final map where required by the planning commission;

D. Design Data. Design data assumptions and computations of proper analysis in accordance with sound engineering practices;

E. Reports and Guarantees of Clear Title. The final map shall be accompanied by a current report prepared by a duly authorized title company naming the persons whose consent is necessary for the preparation and recordation of the map and for the dedication of streets, alleys and other public places shown on the map and certifying that, as of the date of the preparation of the report, the persons named therein are all the persons necessary to give clear title to the subdivision. As of the time of recording the map, and following approval by the council, there shall be filed with the county recorder a guarantee executed by a duly authorized title company, showing that persons (naming them) consenting to the preparation and recordation of the map and offering for dedication the streets, alleys and other public places shown thereon, are all the persons necessary to pass clear title to the subdivision and the dedications shown thereon;

• F. Agreement and Bonds. The agreement and improvement security specified in Chapter 16.26;

• G. Deed Restrictions—Bylaws and/or Articles of Incorporation. Two copies of all deed restrictions, bylaws and/or articles of incorporation. (Ord. 90-1 (part), 1990)

A. Size, Material and Scale. The final map shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester-base film. Certificates, affidavits and acknowledgments may be legibly printed upon the map with opaque ink. The dimensions of each sheet of such map shall be eighteen inches by twenty-six inches. A marginal line shall be drawn completely around each sheet leaving an entirely blank margin of one inch. The scale of the map shall be sufficient to show all details clearly and in no case shall be greater than one inch equals one hundred feet. Enough sheets shall be used to accomplish this end. The number of each sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and the relation of each adjoining sheet shall be clearly shown by a small key map on the first sheet. Each sheet of the map proper shall show the date of the survey, north arrow, written graphic scale and other information necessary. The map shall be made and shall be in such condition when filed that good legible prints and microfilm negatives can be made therefrom.

B. Title. The title of each sheet of the final map shall consist of the approved name of the tract, at the lower righthand corner of the sheet, followed by the words, “City of Montague.” Maps filed for the purpose of showing as acreage land previously subdivided shall be conspicuously marked with the words “Reversion to Acreage.” Reference shall be made to maps which have been previously recorded.

C. Coordinate System. Wherever the city engineer has established a system of coordinates, the survey shall be tied into that system. All adjoining and nearby corners and property lines shall be identified with reference to the surveys of record. Adjoining properties shall be identified by reference to the deed or subdivision map of record.

D. Subdivision Boundaries. An accurate and complete boundary survey to second-order accuracy shall be made of the land to be subdivided. A traverse of the exterior boundaries of the tract, and of each block when computed from field measurements on the ground, shall close within a limit of one foot to ten thousand feet. The boundary of the subdivision shall be indicated on the final map by a blue border applied to the reverse side of the tracing.

E. Dimensions, Bearings and Curve Data. The final map shall show all the survey and mathematical information and data necessary to locate all monuments there, including bearings and distances of straight lines and central angles, radii and arc lengths of curves, and such information as may be necessary to determine the location of the centers of the curves. Dimensions of lots shall be given as total dimensions, corner to comer, and shall be shown in feet or hundredths thereof. Lots containing more than one-half acre shall show total acreage in nearest hundredths.

F. Lots and Blocks. All lots and blocks and all parcels offered for dedication for any purpose shall be particularly delineated and designated with all dimensions, boundaries and courses clearly shown and defined in every case. Parcels offered for dedication other than for streets and easements shall be designated by letter. Sufficient linear, angular and curve data shall be shown to determine readily the bearing and length of the boundary lines of every block, lot and parcel which is a part thereof. Sheets shall be so arranged that no lot lines split between two or more sheets, and wherever practicable, blocks in their entirety shall be shown on one sheet. No ditto marks shall be used for lot dimensions. Lot numbers shall begin with the numeral “1” and continue consecutively in a clockwise fashion throughout the tract, with no omissions or duplications.

G. Streets. The map shall show the right-of-way lines of each street, and the width of any portion being dedicated, and widths of any existing dedications. The widths and locations of adjacent streets and other public properties within fifty feet of the subdivision shall be shown. If any street in the subdivision is a continuation or approximately a continuation of any existing street, the conformity or the amount of nonconformity of the street to the existing streets shall be accurately shown. Whenever the centerline of a street has been established or recorded, the data shall be shown on the final map.

H. Building Setback Lines. The map shall show buildings setback lines on all streets by long, dashed lines. Setback lines greater than those required by the zoning ordinance or this title may be established and illustrated, provided that necessary restrictive covenants are recorded.

I. Easements. The side lines of all easements, including utility and new access easements, shall be shown by conventional survey mapping symbols for easement side lines. If any easement already of record cannot be definitely located, a statement of the existence, the nature thereof, and its recorded reference shall appear on the title sheet. The widths of all easements shall be clearly labeled and identified. If an easement shown on the map is already of record, its recorded reference shall be given. If an easement is being dedicated by the map, it shall be properly referenced in the owners certificate of dedication.

J. High-Water Line. The final map shall show all existing one-hundred-year floodplain areas of any stream or drainage channel adjacent to or within the subdivision by a fine continuous line. The subdivider may use the special flood hazard areas adopted by the Federal Insurance Administration or a floodplain information report published by the U.S. Army Corps of Engineers in delineating these areas. These floodplain areas shall be preserved from any and all destruction, alteration or damage resulting from clearing, grading or dumping of earth, waste material or stumps, except at the discretion of the planning commission.

K. Monuments. The map shall clearly show the monuments used to establish the boundaries of the subdivision or portion thereof, with reference to surveys of record. The map shall also show all monuments set in the survey of the subdivision, including, but not limited to, the following:

1. The location, kind and size of all monuments placed. If any points were reset by ties, the fact shall be so stated;

2. Monumentation shall conform to the requirements of Section 16.32.290;

   3. All monuments shall be set prior to the acceptance of the public improvements by the council unless a note on the final map states that the monuments will be set by a certain date, and the estimated cost of monumentation is deposited with the city or a surety bond therefor provided.

• L. Statements, Acknowledgments and Descriptions. Below the title on the title sheet of the map, the name of the engineer or surveyor, together with the date of the survey, the scale of the map and the number of sheets, shall be shown. The following statements, acknowledgments and descriptions shall appear on the title sheet of the final map, and such statements may be combined where appropriate:

  1. Dedication Statements. A statement in accordance with the provisions of Section 66439 of the Subdivision Map Act;

  2. Owner's Statement. A statement in accordance with the provisions of Section 66436 of the Subdivision Map Act;

  3. Engineer's or Surveyor's Statement. A statement in accordance with the provisions of Section 66441 of the Subdivision Map Act;

  4. Statements to be Executed. Statements for execution by each of the following:

     • a. The city engineer,

     • b. The county recorder,

     • c. If a soils report was prepared for the subdivision, a statement shall be placed on the map stating that a soils report was prepared, and the location where it was kept on file,

     • d. The county tax collector,

     • e. The health officer if the subdivision does not connect to a sanitary sewer system.

• M. Basis of Bearings. The basis of bearings for the map shall be clearly indicated.

N. Certificates Regarding Tax Liens. Prior to the filing of the final map with the council, the subdivider shall file the certificate and documents relating to taxes and assessments as set forth in Section 66492 of the Subdivision Map Act, or any amendments thereto.

O. Other Affidavits, Certificates and the Like. Such other affidavits, certificates, acknowledgments, endorsements or notarial seals as are required by law and by this title shall be filed. (Ord. 92-01 (part), 1992; Ord. 90-1 (part), 1990)

The public improvement agreement shall provide for a certificate of comprehensive general liability insurance on the terms and in the amount as approved by the city attorney and naming the city as an additional insured. (Ord. 90-1 (part), 1990)

Upon the receipt of the final map and other data submitted therewith, the technical committee shall examine them to determine that the subdivision as shown is the same as it appeared on the tentative map, and any approved alterations thereof, that all the provisions of this title and the Subdivision Map Act applicable at the time of the approval of the tentative map have been complied with, and the committee is satisfied that the map is technically correct. If the technical committee determines that the final map is not in conformity with the tentative map, the committee shall advise the subdivider of the changes or additions. If the technical committee determines that full conformity therewith has been made, it shall so advise the secretary of the planning commission. (Ord. 90-1 (part), 1990)

The city engineer shall examine the final map and determine if the map is in substantial conformance with the tentative map approved by the planning commission. (Ord. 92-01 (part), 1992; Ord. 90-1 (part), 1990)

The city council shall, at the meeting at which it receives the final map or at its next regular meeting, consider the map, the plan of the subdivision and the offers of dedication and if the map conforms to all the requirements of the Subdivision Map Act, this title and any other ordinances of the city at the time of approval or conditional approval of the tentative map, and any rulings made thereunder, it shall approve the map. If it does not so conform, the city council shall disapprove the map. At the time the council approves a final map, it may also accept, subject to improvement, or reject, any offers of dedication. The city engineer shall certify on the map the action of the council. (Ord. 92-01 (part), 1992; Ord. 90-1 (part), 1990)

If, at the time of the approval of the final map by the council, any public improvements required by the city pursuant to the provisions of this title have not been completed and accepted in accordance with the city standards applicable at the time of the approval or conditional approval of the tentative map, the council, as a condition precedent to the approval of the final map, shall require the subdivider to enter into an agreement with the city, upon such terms as the city may require, to thereafter complete such improvements at the subdivider's expense. The agreement shall be secured by improvement security in the amount and form set forth in Chapter 16.26. (Ord. 90-1 (part), 1990)

If the council determines that the final map is not in conformity with the requirements of this title, it shall disapprove the map, specifying its reason therefore, and the city clerk shall, in writing, advise the subdivider of the disapproval and of the reason or reasons for disapproval. Within thirty days after the council has disapproved any map, the subdivider may file with the city clerk a map altered to meet the approval of the council. In such case, the city clerk shall review the altered map for conformance with the requirements of the council and shall then submit the altered map to the council for its approval a long with a certificate that the altered map is technically correct. No final map shall have any force or effect until it has been approved by the council, and no offer of dedication shall be accepted until the city clerk has recorded the map with the county recorder. (Ord. 90-1 (part), 1990)

When the council has approved the final map, as set forth in Section 16.24.080, the city clerk shall present the map to the county recorder for recordation in the Town Maps of Siskiyou County. After the map has been recorded, the subdivider shall obtain from the county a copy of the recorded final map, and shall file this copy with the secretary of the planning commission. (Ord. 90-1 (part), 1990)