Pacifica Municipal Code Art. 5 Final Subdivision Maps: Five or More Parcels

The form, contents, accompanying data, and filing of the final map shall conform to the provisions of this article and the Subdivision Map Act.

The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Multiple final maps relating to an approved or conditionally approved tentative map may be filed prior to the expiration of the tentative map if the subdivider, at the time the tentative map is filed, informs the Planning Administrator of the subdivider's intention to file multiple final maps on the tentative map. In providing the notice, the subdivider shall not be required to define the number or configuration of the proposed multiple maps. The Planning Commission shall approve the sequence of map approvals. After the filing of the tentative map, the Planning Administrator and the subdivider shall concur in the filing of multiple final maps.

The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of the tentative map. The subdivision improvement agreement executed by the subdivider shall provide for the construction of improvements as required to constitute a logical and orderly development of the whole subdivision.

(§ 7, Ord. 456-85. eff, December 25, 1985)

An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, and center lines of streets, alleys, and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures.

At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code of the State so that another engineer or surveyor may readily retrace the survey. At least one exterior boundary line shall be monumented prior to recording the final map. Other monuments shall be set as required by the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The form of the final map shall conform to the Subdivision Map Act and as required by this section.

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 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.

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 not be less than 1″ = 100′ at the discretion of the City Engineer, or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. When four (4) or more sheets, including the certificate sheet, are used, a key sheet shall be included. All printing or lettering on the map shall be of one-eighth (⅛″) inch minimum height and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings. The final form of the final map shall be as approved by City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The contents of the final map shall conform to the Subdivision Map Act and as follows:

(a) Boundaries. The boundary of the subdivision shall be designated by a heavy black line in such a manner as not to obliterate figures or other data.

(b) Title. Each sheet shall have a title showing the subdivision number and name and the location of the property being subdivided with reference to maps which have been previously recorded or by reference to the plat of a United States Survey. The following words shall appear in the title, "City of Pacifica, San Mateo County."

(c) Certificates. The following certificates shall appear only once on the cover sheet:

(1) Owner's certificate. A certificate, signed and acknowledged by all parties having record title interest in the land subdivided, consenting to the preparation and recordation of the map and offering for dedication to the public certain specific parcels of land or easements. Except as provided in Section 66436 of the Subdivision Map Act, the owner's certificate shall include the dedication of, or offer to dedicate, interests in real property for specified public purposes;

(2) Trustee's certificate. A certificate, signed and acknowledged by any trustee of record at the time of the Council's approval of the final map, consenting to the recording of the map and any offers of dedication;

(3) Engineer's certificate. A certificate by the engineer or surveyor responsible for the survey and final map. The certificate shall give the date of the survey, state that the survey and final map were made by or under the direction of the engineer or surveyor, and that the survey is true and complete as shown. The certificate shall also state that all the monuments are of the character and occupy the positions indicated or that they will be set in those positions on or before a specified later date. The certificate shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced. The certificate shall state that the map complies with the Subdivision Map Act and the provisions of this chapter;

(4) Certificate of soils and geologic reports. When a soils report, a geologic report, or soils and geologic reports have been prepared specifically for the subdivision, it shall be noted on the final map, together with the date of the report or reports, the name of the engineer making the soils report and geologist making the geologic report, and where the reports are on file;

(5) City engineer's certificate. A certificate by the City Engineer stating that the map has been examined and that it is substantially the same as the tentative map and any approved alterations, that it complies with the Subdivision Map Act and the provisions of this chapter, and that it is technically correct;

(6) City Clerk's certificate. A certificate for execution by the City Clerk stating the date of the resolution adopted by the Council approving the final map and stating that the Council 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; and

(7) County Recorder's certificate. A certificate to be executed by the County Recorder stating that the map has been accepted for filing, that the map has been examined, and that it complies with the provisions of State laws and local laws governing the filing of final maps. The certificate shall show who requested the filing of the map, the time and date the map was filed, and the book and page where the map was filed.

(d) Scale, north point, and basis of bearings. There shall appear on each map sheet the scale, the north point, the basis of bearings based on Zone III of the California Coordinates, and the equation of the bearing to true north. The basis of bearings shall be approved by the City Engineer.

(e) Linear, angular, and radial data. Sufficient linear angular, and radial data shall be shown to determine the bearings and lengths of monument lines, street center lines, the boundary lines of the subdivision, the boundary lines on every lot and parcel which is a part of the subdivision, and ties to existing monuments used to establish the boundary. The arc length, radius, and total central angle and radial bearings of all curves shall be shown. Ditto marks shall not be used in the dimensions and data shown on the map.

(f) Monuments. The location and description of all existing and proposed monuments shall be shown. Standard City monuments shall be set at, or on City Engineer approved offsets, the following locations:

(1) The intersection of street center lines:

(2) The beginning and ending of curves or intersection of tangents on center lines: and

(3) At other locations as may be required by the City Engineer.

(g) Lot numbers. Lot numbers shall begin with the number one in each subdivision and shall continue consecutively with no omissions or duplications, except where contiguous lands, under the same ownership, are being subdivided in successive units, in which event lot numbers may begin with the next consecutive number following the last number in the preceding unit. Each lot shall be shown entirely on one sheet of the final map, unless approved by the City Engineer.

(h) Adjoining properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number, or name when not identified by official number, and reference to the book and page of the filed map showing such subdivision; and, if no subdivision is adjacent, then by the name of the owner and reference to the recorded deed by book and page number for the last record owner.

(i) City boundaries. City boundaries which cross or join the subdivision shall be clearly designated.

(j) Street names. The names of all streets, alleys, or highways within or adjoining the subdivision shall be shown.

(k) Easements and dedications. Easements and dedications for roads or streets, paths, storm water drainage, sanitary sewers, or other public use as may be required shall be dedicated to the public for acceptance by the City or other public agency, and the use shall be specified on the map. If, at the time the final map is approved, any streets, paths, alleys, or storm drainage easements are not accepted by the Council, the offer of dedication shall remain open, and the Council, by resolution at any later date, may accept and open the streets, paths, alleys, or storm drainage easements for public use, which acceptance shall be recorded in the office of the County Recorder.

The City may accept any dedication lying outside the subdivision boundary which requires a separate grant deed. The acceptance shall be recorded in the office of the County Recorder.

All easements of record shall be shown on the map, together with the name of the grantee and sufficient recording data to identify the conveyance, for example, the recorder's serial number and date or book and page of the official records.

Easements not disclosed by the records in the office of the County Recorder and found by the surveyor or engineer to be existing shall be specifically designated on the map, identifying the apparent dominant tenements for which the easement was created.

The sidelines of all easements of record shall be shown by dashed lines on the final map with the widths, lengths, and bearings of record. The width and location of all easements shall be approved by the City Engineer.

(l) Greenbelt areas. Greenbelt areas may be shown subject to the approval of the City. Such greenbelts shall be dedicated as open space easements, unless otherwise specified in the approval of tentative maps.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The subdivider shall submit prints of the final map to the City Engineer for checking. The preliminary prints shall be accompanied by the following data, plans, reports, and documents in a form approved by the City Engineer:

(a) Improvement plans. Improvement plans as required by Section 10-1.1006 of Article 10 of this chapter;

(b) Soils report. A soils report prepared in accordance with Section 10-1.404 of Article 4 of this chapter and Chapter 70 of the Uniform Building Code;

(c) Title report. A title report showing the legal owners at the time of the submittal of the final map;

(d) Tax report. A letter from the County Assessor stating that all taxes due have been paid or that a tax bond assuring payments of all taxes which are a lien but not yet payable has been filed with the County;

(e) Deeds for easements or 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 and written evidence 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 of the facility;

(f) Traverse closures. Traverse closures for the boundary blocks, lots, easements, street center lines, and monument lines;

(g) Hydrology and hydraulic calculations. Complete hydrology and hydraulic calculations of all storm drains;

(h) Organization documents. The submittal of the final map or parcel map shall include the proposed Declaration of Covenants, Conditions, and Restrictions and all other organizational documents for the subdivision in a form as prescribed by Section 1355 of the Civil Code of the State. All documents shall be subject to review and approval by the City Engineer and City Attorney;

(i) Guarantee of title. A guarantee of title or a letter from a competent title company certifying 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 acknowledgments thereto appear on the proper certificates and are correctly shown on the map, both as to consents as to the making thereof, and affidavits of dedication where necessary shall be issued for the benefit of the City and protection of the Council and shall be continued complete up to the instant of recording;

(j) Improvement agreement. In the event drainage structures, grading, paving, or other required improvements have not been completed prior to the presentation of the final map, an agreement shall be filed for the improvement thereof as set forth in this subsection and as may be further required by the Council or by law. The subdivider shall secure the performance thereof in conformity with the requirements of Section 10-1.1008 of Article 10 of this chapter;

(k) Liability agreement and insurance. A hold-harmless agreement to hold the City and its officers and employees harmless from any liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider or his subcontractors in the subdivision and a certificate of insurance reporting to the City the amount of insurance the subdivider carries for his own liability for damages or claims for personal injury or death which arise from the operations of the subdivider or his subcontractors in the subdivision. The certificate of insurance shall list the City as an added insured; and

(l) Additional data, reports, and information. Any additional data, reports, or information as required by the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The City Engineer shall review the final map, and the subdivider's engineer or surveyor shall make corrections and/or additions until the map is acceptable to the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The subdivider's engineer or surveyor shall submit the original cloth tracing and one blueline duplicate on cloth per County requirements, corrected to its final form and signed by all parties required to execute the certificates on the map, to the City Engineer. Original signatures shall appear on the original cloth drawing and on the blueline cloth duplicate. Upon the receipt of all required certificates and submittals, the City Engineer shall sign the appropriate certificates and transmit the original map to the Clerk.

(§ 7, Ord. 456-85, eff. December 25, 1985)

A final map approved by the City Engineer and conforming to the approved or conditionally approved tentative map shall be filed with the Council for approval after all the required certificates have been signed. The date map shall be deemed filed with the Council shall be the date on which the City Clerk receives the map. The Council shall consider approval for the subdivision improvement agreement before approving the final map.

If the subdivision improvement agreement and final map are approved by the Council, it shall instruct the Mayor to execute the agreement on behalf of the City. If the subdivision improvement agreement and/or final map is unacceptable, the Council shall make its recommended corrections, instruct the City Engineer to draft a new agreement and/or revise the final map, and defer approval until an acceptable agreement and/or final map has been resubmitted.

The Council shall not postpone or refuse the approval of a final map because the subdivider has failed to meet a tentative map condition requiring the construction of off-site improvements on land which neither the subdivider nor the City has sufficient title or interest to permit the improvements to be made. In such cases, the City shall follow the procedure set forth in subsection (h) of Section 10-1.1002 of Article 10 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

The Council shall not deny the approval of the final map if the Council has previously approved a tentative map for the proposed subdivision and if the Council finds that the final map conforms to the requirements of the Subdivision Map Act, this article, and the tentative map and all conditions thereof.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Upon the approval of the final map by the Council, the City Clerk shall execute the appropriate certificate on the certificate sheet and forward the map, or have an authorized agent forward the map, to the Clerk of the County Board of Supervisors for transmittal to the County Recorder.

(§ 7, Ord. 456-85, eff. December 25, 1985)