Napa County Municipal Code Ch. 17.08 Contents of Tentative, Final and Parcel Maps

A tentative map for a subdivision for which a parcel or final map is required shall be clearly and legibly drawn on tracing cloth, polyester film, vellum of good quality, or such other materials as are acceptable to the director of planning. The sheet size shall be no larger than twenty-four by thirty-six inches and not less than eight and one-half by eleven inches. If necessary, more than one sheet shall be required. The map shall be of such scale, preferably one inch equals one hundred feet, as to show clearly all details thereof and be reproducible.

(Ord. 854 § 2 (part), 1987: prior code § 11608)

A. If a land division requires the filing of a final map, twelve copies of the tentative map are required, one of which shall be the original tracing or an acceptable reproducible copy thereof.

B. If a land division requires the filing of a parcel map, six copies of the tentative map are required, of which one shall be the original tracing or an acceptable reproducible copy thereof.

(Ord. 854 § 2 (part), 1987: prior code § 11608.1)

A tentative map for which a parcel map is required shall be prepared by a registered civil engineer or licensed land surveyor, and shall contain all of the following information:

1. The parcel map number and title of the map. If the rights of a vesting tentative map are desired, the words "Vesting Tentative Map" shall be printed conspicuously on the face of the map;

2. Names and addresses of the record owner(s) and land divider;

3. Name, address, telephone, and license number of the engineer or surveyor under whose direction the map was prepared;

4. The boundary lines of the original parcel. The estimated acreage and overall dimensions of all lots, north point, scale and date shall be indicated, as well as a parcel number or letter designation which shall be placed on each proposed new parcel;

5. Proposed lot lines and approximate dimensions. Adjoining property within three hundred feet of the proposed subdivision shall be shown, correlated with proposed lot lines. The existing use of the adjoining property required to be depicted shall be described;

6. Map, book and page numbers of adjoining subdivisions;

7. Existing general plan and zoning designations. Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the zoning ordinance in existence at that time, that inconsistency shall be noted on the map;

8. Names, locations, rights-of-way and present widths of adjacent or abutting streets, highways, alleys, railroads and rights-of-way. All streets shall be designated as public or private streets;

9. All septic systems, wastewater ponds, sprayfields, sewer lines, wells, springs, storage tanks and pipelines which exist on each of the proposed parcels; water and sewer easements shall be indicated;

10. The distance from existing structures to the boundary lines of the proposed parcels on which the structures are located;

11. The locations, proposed names, and widths of rights-of-way for proposed streets, highways, alleys and easements; the estimated grades of proposed streets; the estimated street centerline radii of curves;

12. Which existing and proposed streets, alleys and rights-of-way are intended to provide legal access to the property. All private streets shall be so noted on the tentative map;

13. Typical cross-sections of all streets;

14. The boundaries of areas subject to inundation or stormwater overflow; approximate boundaries of all natural or artificial areas covered by water and the location, width and direction of flow of all watercourses, living or dry;

15. Watercourses, channels, existing culverts and drain pipes, including existing and proposed facilities for drainage and control of stormwater;

16. Existing use or uses of the property, including all existing structures both above and below ground. All existing structures shall be designated by a distinctive symbol which shall be identified in a legend that shall appear on each page of the tentative map;

17. Proposed use or uses of the property, including at least one future building site on each lot and any additional proposed structures both above and below ground;

18. Names of utility purveyors and the locations of all existing easements for drainage, sewage or public utilities;

19. Public, common and open space areas proposed, if any;

20. In areas to be developed, contours shall be drawn to intervals as follows:

Notwithstanding the above, contours of parcels of forty acres in size or larger with slopes of less than thirty percent may be in intervals of forty feet. In areas not to be developed, greater intervals than those identified above may be permitted, which shall be extended into adjacent property a sufficient distance to establish proper topographical relationships. Copies of U.S.G.S maps are acceptable only if the applicable contour intervals appear on the map and its use is approved by the director of planning.

(Ord. 854 § 2 (part), 1987: prior code § 11609 (a))

Reports and written statements regarding all of the following matters shall accompany the tentative map:

1. Proposed method of control of stormwater and, if required by the director of planning, the approximate grade and dimensions of the proposed facilities;

2. A detailed statement of the improvements and public utilities, including water supply and sewage disposal, proposed to be made or installed, and of the time at which such improvements are proposed to be completed;

3. Provisions, if any, for park, recreation, fire protection, schools, or other public areas;

4. The location of any known soil or geologic hazard areas. If the land division lies within a special studies zone shown on the map prepared by the State Geologist pursuant to the Alquist-Priolo Geologic Hazard Zone Act, a geologic report or waiver thereof shall be provided;

5. Documentation that the notices required by Sections 66452.8, 66452.9 and 66452.51 of the Government Code have been given if required by the Map Act (these sections relate to conversions of buildings to condominiums, community apartments or stock cooperatives);

6. A statement that the tentative map includes the entire contiguous ownership of the land divider;

7. When the proposed method of sewage disposal is by a public sewer system, a letter from the proposed sewer entity stating that excess sewer capacity is currently available sufficient to provide connections to each proposed lot shall be submitted. Where sanitary sewers are not available, a soil evaluation report and, if the subdivision is in an area where there are potential geological hazards, a geological report, acceptable to the health officer, shall be submitted. All such reports must indicate that the individual sewage disposal system for each proposed lot will function properly. The soil evaluation report must contain soil percolation rates and other soils test data as may be required by the health officer;

8. Four copies of any preliminary soils or geologic report required by Section 17.42.020;

9. A preliminary title report containing a list of the names and addresses of the owners of real property located within three hundred feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll, and any update issued by the county assessor;

10. A waiver of the time limits within which the tentative map must be approved, conditionally approved or disapproved, if such a waiver is required by Section 17.14.050;

11. If any portion of any of the parcels proposed to be divided is included within the urban reserve combination zoning district, documentation must be provided that an informational copy of the same application has been filed with the applicable city, and that the city has determined that, were the parcels within the city, the application to divide the parcels would be considered complete;

12. A report on the significant flora, fauna and other natural resources found on the property;

13. A report regarding any archaeological and paleontological resources found on the property;

14. Such additional information as may be required by the director of planning.

(Ord. 935 § 1, 1989; Ord. 887 § 6, 1988: Ord. 854 § 2 (part), 1987: prior code § 11609 (b))

(Ord. No. 1379, § 98, 1-29-2013)

A tentative map for which a final map is required shall be prepared by a registered civil engineer or to the extent permitted by law a licensed land surveyor and in addition to the informational requirements of Sections 17.08.030 and 17.08.040 shall include the following:

A. Site Grading Requirements.

1. Whenever any area of the proposed subdivision has a gradient of ten percent or more, as measured between natural contours, the following information shall be shown on, or accompany, the tentative map:

a. The proposed cuts and fills in the subdivision,

b. The elevations of all individual building pads in the subdivision,

c. The elevations at the perimeter of the subdivision,

d. The relationship to adjoining land and development;

B. Ownership information regarding property which is adjacent or contiguous to the land to be subdivided;

C. Whether multiple final maps will be filed and the number of such multiple final maps to be filed, if known.

(Ord. 854 § 2 (part), 1987: prior code § 11610)

A. The information required by any portion of Section 17.08.030 or subsection (12) or (13) of Section 17.08.040 may be waived by the planning director if the director determines during the course of a pre-application meeting with the applicant that the information is already available to the department, or that due to the nature or location of the subdivision certain information is not required.

B. Waivers granted pursuant to subsection (A) of this section shall be reduced to writing and a copy included with the tentative map filing.

(Ord. 887 § 7, 1988: prior code § 11611)

At the time of filing a tentative map for which a final or parcel map is required involving a proposed subdivision to be created from the conversion of a mobilehome park to another use, the subdivider shall file a report on the impact of the conversion upon the displaced residents of the mobilehome park to be converted. In determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks located within a reasonable distance of the mobilehome park proposed to be subdivided.

(Ord. 854 § 2 (part), 1987: prior code § 11611.1)

In addition to the information required by Sections 17.08.030 through 17.08.070 of this chapter, the following additional information shall be required in the case of a vesting tentative map:

A. A detailed topographic map of the area, showing elevation contour lines, wells, streams, large trees, orchards, other vegetation, landscaping, drainage ways (existing and proposed) at a contour interval suitable for the site. U.S.G.S. topographic maps will not be acceptable;

B. All existing and proposed structures, with their dimensions and setbacks from the property lines, including but not limited to, fences, walls, decks and signs. Architectural drawings of proposed structures are sufficient. Photographs shall be included of all structures to be removed;

C. All existing and proposed infrastructure, including roads, rights-of-way, curbs, curbcuts, sidewalks, driveways, parking, loading areas, sewer or septic, water and drainage facilities;

D. Detailed grading plans which shall provide for erosion control and drainage. Any such plans shall be on a minimum eighteen by twenty-four-inch sheet, drawn to scale and showing topography, dimensions of cuts and fills, and cubic feet of earth to be moved. Any grading plans must be engineered, meet all county standards and be approved by the director of planning and the chief building official of the building division of the planning department prior to submittal of the application;

E. Detailed plans for providing sewer and water to the subdivision must be provided if water and sewer is required by Sections 17.36.050 and 17.36.060 of this title. Such plans must be approved by the health officer prior to submittal of the application;

F. Detailed landscaping plans for the entire project must be submitted, showing areas to be landscaped and proposed species and sizes. The method of irrigation shall be indicated. The plans must be approved by the director of planning prior to submittal of the application;

G. The following additional maps or reports shall be submitted at the time of filing:

1. If the environmental sensitivity maps on file with the planning department indicate any portion of the subdivision is subject to slippage, landslides or other geologic hazards, a geologic report is required which identifies all potential geologic hazards which may occur on the property and evaluates the impact of such hazards on the subdivision,

2. If the environmental sensitivity maps on file with the planning department indicate any portion of the subdivision is within an archaeological sensitive area an archaeological report is required, based on a surface reconnaissance which evaluates the presence of prehistoric cultural artifacts on the property. Similarly, if the maps indicate the presence of significant flora, fauna or other natural resources, a report regarding such resources and the effect the proposed development will have on same shall be required,

3. If the parcel(s) proposed to be subdivided are designated as open space on the county general plan, the following shall be required:

a. A map showing all critical fire hazard areas in relation to the proposed subdivision,

b. A hydrologic report which, based upon on-site soils and bedrock conditions, determines whether the property is or is not within a primary groundwater recharge area,

4. A flood control study, if required by the director of planning,

5. Any other information required by the director of planning.

(Ord. 1256 § 10, 2005: Ord. 854 § 2 (part), 1987: prior code § 11611.2)

(Ord. No. 1379, § 99, 1-29-2013)

A. The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. It shall be submitted to the director of planning who will transmit the map to the county surveyor for review. The final map shall be based on a survey, and conform to all of the provisions of Section 66434 of the Government Code and the following additional requirements:

1. Each parcel shall be numbered consecutively, starting with the number one, with no omissions or duplications. Lots used for streets, alleys or barrier strips shall be lettered. Easements shall be clearly identified. If possible, each block shall be shown entirely on one sheet. Each lot must be shown on one sheet. Street names acceptable to the director of planning shall be shown.

2. The location of any parcel designated as a "remainder" or "not a part" shall be identified; provided, however, that if such parcel has a gross area of five acres or more it need not be shown on the map and its location need not be indicated as a matter of survey but only by deed reference to the existing boundaries of such parcel.

3. The title sheet shall contain the name of the subdivision and the tract number, as secured from the planning department, conspicuously placed on the sheet. Below the title shall appear a subtitle consisting of a general description of all the property being subdivided, by reference to recorded deeds or to maps which have been previously recorded or by reference to the plat of a United States survey.

4. References in the description to tracts and subdivisions must be spelled out and worded identically with original records, and references to book and page of record must be complete. There must also appear on every sheet of the map the scale, the north point and the basis of bearing, reference being made to a recorded subdivision map, recorded deed, United States survey, solar or polaris observation. Every sheet comprising the map proper shall bear the title, legend, scale, north point and sheet number.

5. All parcels offered for dedication for public purposes and any private streets which have been permitted pursuant to this title, which all dimensions, boundaries and courses, shall be clearly shown and defined in every case. Parcels offered for dedication but not accepted shall be designated by letter, and streets offered but not accepted for dedication shall have inserted the words "Not a Public Street."

6. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedications and notarial seals required by law or this title shall appear only once, and shall be placed on the title sheet, or the title sheet and such other sheets as may be required.

7. All stakes, monuments or other evidences which were found on the ground, to determine the boundaries of the subdivision shall be shown. The adjoining corners of all adjoining subdivisions shall be identified by lot and block number, tract name and place of record, or by section, township and range, or other property designation.

8. City boundaries which cross or adjoin the subdivision shall be clearly designated.

9. The location and kind of monuments placed in making the survey shall be shown.

10. If any points were reset from reference point ties, that fact shall be stated.

11. Maps filed for the purpose of reverting subdivided lands to acreage shall be conspicuously so designated with the title "The purpose of this map is a REVERSION TO ACREAGE."

12. A reference to any document required to be recorded pursuant to Section 17.08.110, or any certificate, statement or acknowledgment which is permitted or required to be made by separate instrument by this title or the Map Act, shall be placed on each page of the final map.

13. If an owner's development lien has been created pursuant to Section 39327 et seq. of the California Education Code, the notice required by Section 66434.1 of the Government Code shall be placed on the face of the final map.

B. Provisions relating to setting monuments for final maps are set forth in Chapter 17.44.

(Ord. 887 § 8, 1988; Ord. 854 § 2 (part), 1987: prior code § 11612)

(Ord. No. 1379, § 100, 1-29-2013)

The following affidavits and certificates, with acknowledgments where appropriate, shall appear on the final map:

A. Owner's statement with acknowledgments, consenting to the preparation and recording of the final map and to the dedication or offer to dedicate any required interest in real property for specified public purposes. Such statement must specifically identify any street shown on the final map which is not offered for dedication and must be signed and acknowledged by all parties having any record interest in the real property being subdivided, except as follows:

1. A lien for state, county, municipal or local taxes or special assessments, a trust interest under bond indentures, or mechanics' liens do not constitute a record title interest in land for the purpose of this section;

2. The signature of either the holder of beneficial interest under trust deeds, or the trustee under the 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;

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

a. Rights-of-way, easements or other interests which cannot ripen into a fee, except those owned by a public entity, public utility or subsidiary of a public utility for conveyance to the public utility for rights-of-way. If, however, it is determined by the advisory agency that the division and development of the property in the manner set forth on the approved or conditionally approved tentative map will not unreasonably interfere with the free and complete exercise of the public entity or the public utility right-of-way or easement, the signature of the public entity or public utility may be omitted, providing the procedure set forth in Section 66436 of the Government Code is followed. Notice of any hearing held pursuant to that procedure shall be given in the manner prescribed by Section 17.12.020,

b. Rights-of-way, easements or reversions which, by reason of changed conditions, long disuse or laches appear to be no longer of practical use or value and signatures which are impossible or impractical to obtain. A statement of the circumstances preventing the procurement of the signatures shall be stated on the map,

c. Interest in or rights to minerals, including but not limited to oil, gas or other hydrocarbon substances;

4. Real property originally patented by the United States or by the state of California, which original patent reserved interest to either or both of those entities may be included in the final map without the consent of the United States or the state of California to the map or to dedications made by it;

B. Certificate or statement of the clerk of the board stating that the board approved the final map and accepted, accepted subject to improvement, or rejected, on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication;

C. An engineer or surveyor's statement which shall give the date of the survey, state that the survey and final map were made by him or her under his or her direction, and that the survey is true and complete as shown. The statement shall also state that all the monuments are of the character and occupy the positions indicated, or that they will be set in such positions on or before a specified later date. The statement shall also state that the monuments are, or will be, sufficient enable the survey to be retraced;

D. County surveyor's certificate or statement meeting the requirements of Government Code Section 66442;

E. The tax and assessment certificate or statement of the treasurer, meeting the requirements of Government Code Section 66492;

F. The certificate of the recorder stating the date on which the map was received for recording, and that after having examined the map, it was acceptable for recording. It shall also contain the recording data;

G. If applicable, the tax bond certificate or statement of the clerk of the board certifying that security has been posted with the county in accordance with Government Code Section 66493 to guarantee payment of taxes and assessments which are a lien against the subdivision, but not yet payable;

H. A certificate from the local agency to which property is dedicated, other than dedications for open space, parks or schools, as a condition of approval of the final map or parcel map. The certificate shall contain the following information:

1. The name and address of the subdivider,

2. A legal description of the property dedicated,

3. A statement that the local agency shall reconvey the property if the local agency determines pursuant to Section 17.28.090 that the same public purpose for which the property was dedicated no longer exists, or the property or any part of it is not needed for public utility purposes.

I. Any other certificate or statement required by law.

(Ord. 981 § 16, 1991; Ord. 887 § 9, 1988: Ord. 854 § 2 (part), 1987: prior code § 11612.1)

The following additional information must be submitted to the director of public works with the final map or parcel map in the form of an additional map sheet, which shall indicate its relationship to the final map or parcel map and shall be in a form acceptable for recording. The failure to provide such information will result in rejection of the final map or parcel map. The additional map sheet shall contain a statement that the additional information is for informational purposes only and describes conditions as of the date of the filing of the referenced final map or parcel map and is not intended to affect record title interest. The additional map sheet may also contain a notation that the additional information is derived from public records or reports, and does not imply the correctness or sufficiency of those records or reports by the preparer of the additional map sheet:

A. When a soils or a geologic report has been prepared, this fact shall be noted together with the date of the report and the name of the engineer and/or geologist making the report;

B. All requirements which were conditions of approval of the tentative map which have not been met as of the date of recordation of the final or parcel map shall be noted including but not limited to the statements, if required, by Sections 17.14.220, 17.14.230 and 17.14.260. Where any of the conditions have been deferred to a later point in time pursuant to deferred improvement agreement or restrictive covenants, the notation on the map shall indicate where the agreement or covenants are recorded;

C. Any known flood hazards and whether the property is subject to the one-hundred-year flood;

D. Whether the property is located within any seismic zone and, if so, the portion of the property so located shall be specifically identified;

E. Whether the property is located within any sensitive archaeological area and, if so, the portion of the property so located shall be specifically identified;

F. A statement setting forth the "right to farm" policy of the county containing substantially the language set forth in Section 2.94.030 of this code if the parcel map or final map creates one or more parcels which are adjacent to agricultural land.

(Ord. 981 § 17, 1991; Ord. 973 § 5, 1990; Ord. 854 § 2 (part), 1987: prior code § 11613)

A. The parcel map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor, shall show the location of streets and property lines bounding the property, and shall conform to all of the provisions of Section 66445 of the Government Code and the following additional requirements:

1. Each parcel shall be numbered consecutively starting with the number one with no omissions or duplications. Lots used for streets, alleys or barrier strips shall be lettered. Easements shall be clearly identified. If possible, each block shall be shown entirely on one sheet. Each lot must be shown entirely on one sheet. Street names acceptable to the director of planning shall be shown.

2. The location of any parcel designated as a "remainder" or "not a part" shall be identified; provided, however, that if such parcel has a gross area of five acres or more it need not be shown on the map and its location need not be indicated as a matter of survey but only by deed reference to the existing boundaries of such parcel.

3. The parcel map shall define, delineate and designate all lots intended for sale or reserved for private purposes, all parcels offered for dedication for any purposes, public or private, and any private streets or roads permitted under the provisions of the applicable tentative map approved conditions, with all dimensions, boundaries and courses clearly shown and defined in every case. Sufficient linear, angular and radial data shall be shown to readily determine the bearing and length of the boundaries of the subdivision and the parcels being created. Length, radius and central angle of all curves shall be shown.

4. City boundaries which cross or adjoin the subdivision shall be clearly designated.

5. Easements and rights-of-way which affect the created parcels shall be noted on the map.

6. A reference to any document required to be recorded pursuant to Section 17.08.110, or any certificate, statement or acknowledgment which is permitted or required to be made by separate instrument by this title or the Subdivision Map Act shall be placed on each page of the parcel map.

B. Provisions relating to setting monuments for parcel maps are set forth in Chapter 17.44.

(Ord. 887 § 10, 1988; Ord. 854 § 2 (part), 1987: prior code § 11614)

If a parcel map is required, such map shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the parcel map, if the location of at least one of these boundary lines can be established from an existing monumented line.

(Ord. 854 § 2 (part), 1987: prior code § 11614.1)

The following certificates shall appear on a parcel map:

A. A statement, signed and acknowledged by all parties having any record title interest in the real property subdivided, consenting to the preparation and recordation of the parcel map, subject to the provisions of Section 17.08.100, except that with respect to the division of land into four or fewer parcels, when dedication or offers of dedication are not required, the statement need be signed and acknowledged only by the subdivider. If the subdivider does not have a record title ownership interest in the property to be divided, the subdivider must provide satisfactory evidence that the persons with record title ownership have consented to the proposed division. For the purposes of this subsection, "record title ownership" means fee title of record, unless a leasehold interest is to be divided, in which case "record title ownership" means ownership of record of such leasehold interest. "Record title ownership" does not include ownership of mineral rights or other subsurface interests which have been severed from ownership of the surface;

B. Certificate or statement of the county surveyor, stating that pursuant to Section 66463 of the Map Act and Section 17.28.060 of this title the county surveyor approved the parcel map and accepted, accepted subject to improvement, or rejected, on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication;

C. The statement of the engineer or surveyor, which shall follow the form set forth at Section 66449(a) of the Government Code. If a field survey was performed, this statement shall also indicate that all monuments are of the character and occupy the positions indicated, or that they will be set in those positions on or before a specified date, and that the monuments are, or will be, sufficient to enable the survey to be retraced;

D. The statement of the county surveyor, which shall follow the form set forth in Government Code Section 66450;

E. The tax and assessment certificate of the treasurer containing the information required by subsection (E) of Section 17.08.100;

F. The certificate or statement of the recorder which shall follow the form set forth at Government Code Section 66449(b);

G. The tax bond certificate or statement of the clerk of the board, if required by subsection (G) of Section 17.08.100;

H. Any other certificate required by law.

(Ord. 887 § 11, 1988: Ord. 854 § 2 (part), 1987: prior code § 11614.2)

(Ord. No. 1379, § 101, 1-29-2013)