Mountain House Municipal Code Ch. 3 Final Maps

The intent of this Chapter is to control the practices and procedures regarding the preparation and approval of final maps.

(Ord. 2024-18, § 1(Exh. A), 2024)

Prior to the expiration of the tentative map or the vesting tentative map of an approved major subdivision application, the subdivider shall submit three (3) prints of the final map to the City Engineer for checking. The preliminary prints shall bear both the signatures of all parties having record title interest in the lands being subdivided and the engineer or surveyor responsible for the survey. The prints shall bear either original signatures or signatures reproduced from a previously signed original final map. The prints shall be accompanied by the following data, reports, and documents in a form approved by the City Engineer and, where applicable, the City Attorney:

(a) Improvement Plans and Specifications. Three (3) complete sets of Improvement Plans, specifications, and engineer's preliminary estimates;

(b) Reports. A complete set of reports as follows:

(1) Preliminary soils reports, including R-values and structural sections calculations;

(2) Preliminary geotechnical reports; and

(3) Surface and subsurface contamination reports.

(c) Hydrology and Hydraulic Calculations. Storm drain calculations (e.g., hydrology, sub-area map, pipe line, hydraulic design, ponding basin, pump system, etc., if applicable); and water and sewer design data and supporting calculations, if applicable;

(d) Guarantee of Title. A subdivision guarantee of title, in a form acceptable to the City Engineer and City Attorney, issued by a competent title company to and for the benefit and protection of the City. Said guarantee of title shall be continued complete up to the instant of filing the final map with the County Recorder, guaranteeing that the names of all persons whose consent is necessary to pass a clear title to the land being subdivided, and all public easements being offered for dedication, and all acknowledgements thereto, appear on the proper statements and are correctly shown on the map, both as to contents as to the making thereof and affidavits of dedication where necessary;

(e) Preliminary Title Report. A preliminary title report showing the legal owners at the time of the submittal of the final map;

(f) Traverse Closures. Traverse closures for the boundary, blocks, lots, road centerlines, and rights-of-way, easements, and offset lines;

(g) References. Copies of all deeds and unfiled surveys referenced on the final map and/or included in the current preliminary title report;

(h) Tax Certificates. A certified copy of the tax letter and a copy of the tax certificate from the County Tax Collector stating that all taxes due have been paid or that a tax bond or other adequate form of security assuring payments of all taxes which are a lien but not yet payable has been filed with the City; and

(i) Deeds for Easements of Rights-of-Way. Deeds for off-site easements or rights-of-way required for road or drainage purposes which have not been dedicated on the final map. Written evidence shall be acceptable to the City in the form of rights of entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance for the facility.

(Ord. 2024-18, § 1(Exh. A), 2024)

The City Engineer shall review the final map and any other required information, and the subdivider shall make corrections and/or additions until acceptable to the City Engineer.

(Ord. 2024-18, § 1(Exh. A), 2024)

(a) The City Manager or her/his designee shall approve or deny a Final Map in accordance with the Subdivision Map Act.

(b) Upon receipt of a Final Map for approval, the City Manager or the City Manager's designee shall notify the City Council that a Final Map approval is pending. The City Manager or her/his designee shall docket the Notice of Pending Final Map Approval for the next regularly scheduled City Council meeting after the City Manager or her/his designee receives the Final Map.

(c) The City Clerk shall include the Notice of Pending Final Map Approval within the City Council's agenda and mail it to interested parties who request notification.

(d) The City Manager or the City Manager's designee shall approve or disapprove the Final Map within 10 days of the City Council meeting that included the Notice of Pending Final Map Approval on the City Council's agenda.

(e) The City Manager's or her/his designee's action to approve or disapprove the Final Map may be appealed to the City Council. The appeal must be filed with the City Clerk within 10 days of the date the City Manager or her/his designee approved or disapproved the Final Map.

(f) On appeal, the City Council may approve or disapprove the Final Map and any associated documents or agreements in accordance with the Subdivision Map Act.

(g) The City Manager or the City Manager's designee, or the City Council on appeal, shall approve the Final Map if they determine both of the following are true:

(1) The Final Map is in substantial compliance with the Tentative Map or Vesting Tentative Map of the approved Major Subdivision Application and all required conditions of approval of the Tentative Map or the Vesting Tentative Map have been satisfied; and

(2) The Final Map conforms to the Subdivision Map Act.

(h) The City Council shall periodically review the delegation of authority to the City Manager or her/his designee.

(Ord. 2024-18, § 1(Exh. A), 2024)

All survey work done on any final map of a subdivision shall conform to the accepted standards of the surveying profession.

(a) Allowable Error. The allowable error of closure on any portion of a final map shall be less than two one-hundredths ( 2/100 ) of a foot or a ratio of one to twenty thousand (1:20,000), whichever is greater.

(b) Centerlines of Adjoining Error. In the event the centerline of any street or road right-of-way in any adjoining subdivision has been established, the final map shall show said centerline, together with reference to a County field book or map of record showing such centerline and the monuments which determine its position. If the position of the centerline is determined by ties, that fact shall be stated on the final map. Only centerlines of streets pertinent to the subdivision need be shown.

(Ord. 2024-18, § 1(Exh. A), 2024)

Subdividers shall submit with or on the final map a statement, signed and acknowledged by all parties having any record title interest in the real property to be subdivided, consenting to the preparation and filing of the final map. Evidence of signatories' record title interests shall be provided as set forth in Section 9-9-302(d).

(Ord. 2024-18, § 1(Exh. A), 2024)

The final map shall be prepared by or under the direction of a registered civil engineer, duly licensed to practice land surveying, or a licensed land surveyor; shall be based upon a field survey; and shall conform to the following provisions:

(a) Legibility. It shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. Certificates, statements, affidavits, and acknowledgements may be legibly stamped or printed upon the map with opaque ink. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.

(b) Format. The size of each sheet shall be eighteen (18) inches by twenty-six (26) 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 large enough to show all details clearly and, wherever practicable, shall be at an engineer's scale where one (1) inch equals eighty (80) feet or less. One (1) sheet or as many sheets as are necessary to accommodate the map may be used. Each sheet shall be numbered, the relation of one sheet to another shall be clearly shown, and the number of sheets used shall be set forth on each sheet. The tract number, scale, north point, and sheet number shall be shown on each sheet of the final map. Each sheet and the lettering thereon shall be so oriented that, with the north point directed away from the reader, the map may be read most conveniently from the bottom or lower right corner of such sheet on the twenty-six (26) inch side.

(Ord. 2024-18, § 1(Exh. A), 2024)

The title sheet of each final map shall contain a title consisting of the number and name of the subdivision and a subtitle consisting of a geographic description of all property being subdivided by reference to such map or maps of the property shown thereon, as shall have been previously recorded or shall have been previously filed in the office of the County Recorder under authority of Chapter 3 (commencing at Section 11650) of Part 2, of Division 4 of the Business and Professions Code, or by reference to the plat of any United States survey. The title sheet shall also show, in a form acceptable to the City Engineer, such appropriate certificates, statements, and acknowledgements as required in Title 7, Division 2 (commencing at Section 66410), of the Government Code.

(Ord. 2024-18, § 1(Exh. A), 2024)

If more than one (1) map sheet is used in preparing the final map, there shall be included, either on the title sheet or the first map sheet, an index map showing the general plan of the subdivision, street names, lot numbers, and the portions of the subdivision included on each map sheet.

(Ord. 2024-18, § 1(Exh. A), 2024)

The gross boundary line of a subdivision shall be indicated by a heavy line.

(Ord. 2024-18, § 1(Exh. A), 2024)

On each final map there shall be fully and clearly shown and identified such stakes, monuments, or other evidence, including the record reference, determining the boundaries of the subdivision as were found on the ground, together with sufficient corners of adjoining subdivisions, whether by lot and tract number and place of record, by section, township, and range, or by proper legal description, as may be necessary to locate precisely the limits of the subdivision. Where a found monument has no record reference, "No Record' shall be indicated adjacent to the found monument on the final map.

(Ord. 2024-18, § 1(Exh. A), 2024)

Each final map shall show durable monuments of not less than three-quarter (¾) of an inch diameter iron pin, at least thirty (30) inches long, set at each boundary corner and at intermediate points, approximately one thousand (1,000) feet apart, or at such lesser distance as may be made necessary by topography or culture to insure accuracy in reestablishment of any point or line without unreasonable difficulty. The precise position and character of each monument, including the R.C.E./P.L.S. tag number, shall be shown on the final map.

(Ord. 2024-18, § 1(Exh. A), 2024)

In the event that some of the required interior monuments are to be set subsequent to the filing of the final map, the map shall show which monuments, or the furnishing of notes thereon, as required by Section 9-9-312, shall be agreed to be set and/or furnished by the subdivider. Such agreement shall be accompanied by a security per the Subdivision Map Act, Section 66496. The security shall be released per terms of Section 66497 of the Subdivision Map Act.

(Ord. 2024-18, § 1(Exh. A), 2024)

The bearing and length of each lot line, block line, and boundary line shall be shown on the final map. Each required bearing and distance shall be shown in full, and no ditto mark or other designation of repetition shall be used.

(Ord. 2024-18, § 1(Exh. A), 2024)

The basis of bearings shall appear on the first sheet after the title sheet. Reference shall be made to some filed final map, parcel map, record of survey map, City Engineer's map, or other record acceptable to the City Engineer. Such basis of bearings shall be derived from at least two (2) found monuments of record on the same line.

(Ord. 2024-18, § 1(Exh. A), 2024)

For lots containing one acre or more, final maps shall show net acreage to at least the nearest one-hundredth ( 1/100 ) of an acre.

(Ord. 2024-18, § 1(Exh. A), 2024)

All lots, including utility lots, shall be numbered consecutively, commencing with the number "1," except as otherwise approved by the City Engineer, with no omissions or duplications. Each numbered lot shall be shown to scale entirely on one sheet.

(Ord. 2024-18, § 1(Exh. A), 2024)

The following curve data shall be shown on the final map:

(a) Radial Bearing. The arc length, chord length and bearing, radius, total central angle, and the radial bearing of each curve, including overall curves;

(b) Bearing. The bearing of each radial line to each lot corner on each curve;

(c) Central Angle. The central angle of each segment within each lot.

(Ord. 2024-18, § 1(Exh. A), 2024)

Easements shall be incorporated into final maps as set forth in this Section.

(a) Easement Lines. The final map shall show the width of all easements, including the lengths and bearings of the lines thereof, to which the lots in the subdivision are subject. If the easement is not definitely locatable from record, a statement acknowledging the easement shall appear on the title sheet.

(b) Designation and Identification. All existing and dedicated easements shall be clearly labeled and identified. Easements on existing lots of record shall be denoted by broken lines. Mapping of recorded easements shall include reference to the recording data. Easements being dedicated shall be so designated in a statement of dedication.

(c) Bearings on Lot Lines. Distances and bearings on the side lines of lots cut by an easement shall be so shown as to indicate clearly the actual lengths of the lot lines.

(d) Necessary Rights-of-Way. Final maps shall include the location and width of rights-of-way necessary for railroads, flood control, drainage, and the like, whether previously of record or currently offered for dedication.

(Ord. 2024-18, § 1(Exh. A), 2024)

On each final map, the centerline of each highway, street, or road right-of-way to be dedicated, the total width thereof, the width on each side of the centerline, and the width of the portion to be dedicated shall be shown. Curve data as set forth in Section 9-910.19 shall also be included as appropriate. The boundary of the map shall be shown along the centerline of any street or highway where such centerline of said street or highway defines a limit of the parcel being subdivided.

(Ord. 2024-18, § 1(Exh. A), 2024)

When the vehicular access rights from any lot to appropriately designated roads are or will be restricted by a subdivision, such rights, if not already a matter of record, shall be offered for dedication to the City by an appropriate statement on the title sheet of the final map. Each lot shall be clearly marked with a distinctive symbol that is shown in a legend that clearly defines its extent and nature of the restriction.

(Ord. 2024-18, § 1(Exh. A), 2024)

Any city or County boundary line adjoining the subdivision shall be clearly designated and tied in upon the final map.

(Ord. 2024-18, § 1(Exh. A), 2024)

No additional survey and map requirements shall be included on a final map which do not affect record title interests.

However, the City Engineer may require additional information, in the form of a separate document or an additional map sheet, to be filed or recorded simultaneously with the final map in accordance with Section 66434.2 of the Government Code.

(Ord. 2024-18, § 1(Exh. A), 2024)

When, in the opinion of the Review Authority, a defect or error of a technical or inadvertent nature has caused a final map to fail to meet or perform any of the conditions of this Chapter, the Review Authority may waive such defect or error and process the final map as though none had occurred.

(Ord. 2024-18, § 1(Exh. A), 2024)

Subdividers shall pay an Improvement Plan checking fee and a final map checking fee, as provided by resolution of the City Council.

(Ord. 2024-18, § 1(Exh. A), 2024)

A final map may be amended pursuant to the provisions of Chapter 26 of Division 2.

(Ord. 2024-18, § 1(Exh. A), 2024)