Chapter 16.06 — FINAL MAPS

A.

Within twenty-four months after the date of approval, or conditional approval, of the tentative map by the City Council, or any extension thereof, the subdivider may cause the subdivision or any part thereof to be accurately surveyed and a final map to be prepared and filed. The final map shall substantially conform to the tentative map, as approved, and shall comply with all provisions of Chapters 16.01 through 16.14.

B.

The final map shall be submitted with the City Administrator not less than sixty (60) days prior to the date by which the map must be recorded in order to permit the actions by the City Engineer, the City Council, and the County Recorder as required.

(Ord. 87-2 §1(part), 1987).

A.

The provisions for the requirements for and the effective date of filing of the final map shall be as set forth in Section 66457 of the Subdivision Map Act.

B.

Documents shall be filed to include the following:

The original final map and ten copies;

Evidence of title, acceptable to the county recorder, secured from a title company, indicating that, as shown by the public records, the parties whose signatures appear on the map and consent to the recordation of the maps are all the parties having a record title interest in the land being subdivided and whose signatures are required by the Subdivision Map Act;

A memorandum to the city engineer containing the following data:

a.

The total area of the tract submitted,

b.

The total area in roads and the total lineal length of roads,

c.

The total area in lots,

d.

The total number of lots,

e.

The area in parks, school sites, or other lands offered for dedication or reserved for future public or quasi- public uses,

f.

The proposed use of the lots, and

g.

Total areas for each of the proposed uses;

Two copies of the protective covenants, if any, that are to be recorded;

Improvement plans showing all of the improvements required in this title, and all others proposed to be installed by the subdivider, in, on, over or under any road, way, right-of-way, easement or parcel of land dedicated by the map;

All notes, sheets, and drawings showing traverse closure and the computation of all distances, angles, and courses shown on the final map and ties to existing and proposed monuments, and adjacent subdivisions shall accompany the map when required by the city engineer;

All fees as hereinafter specified shall be paid;

A statement from the county tax collector showing that there are no liens against the subdivision or any part thereof for unpaid taxes or special assessments collected as taxes, except taxes or special assessments not yet payable;

A statement from the county auditor-controller giving his or her estimate of the amount of taxes and assessments which are a lien but which are not payable; and

All necessary agreements or contracts, bonds and deposits as required by this title.

(Ord. 87-2 §1(part), 1987).

A.

A preliminary soils report shall be prepared by a civil engineer who is registered by the state, based upon test borings or excavations unless waived as hereinafter provided. Said borings or excavations shall be taken at specific locations determined by the city engineer or at random locations if no specific locations are established. Not less than one test shall be made for every forty lots or ten acres, whichever represents the lesser area, and in no case shall there be less than two borings for each subdivision. The city engineer may require additional tests when he or she determines the soil conditions within the subdivision are so varied that additional tests will be needed. If the city engineer has knowledge of the soil qualities of the subdivision, he or she may waive some or all of the borings. The borings shall be at least ten feet in depth. The depth of borings shall be adjusted to represent soil profiles after any proposed lot grading and shall take into consideration the soil composition after excavations, fills and embankments have been completed.

The preliminary soils and foundation report shall include information required by Sections 2904 and 2905 of the Uniform Building Code as published by the International Conference of Building Officials, and Section 66490 of the Subdivision Map Act. The report shall also include adequate R-values tests to determine the structural section of the roadbed.

The soil investigation shall be reviewed by the city engineer who shall approve the investigation if he or she determines that the recommended action is unlikely to present structural damage to each dwelling to be constructed.

B.

The city engineer may waive the preliminary soil report if he or she has knowledge of the soil qualities within the subdivision.

C.

The city council may approve the subdivision or portion thereof where soil problems exist if it determines that the recommended action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit, may require that the approved, recommended action be incorporated in the construction of each structure.

(Ord. 87-2 §1(part), 1987).

The title of each final map shall consist of the tract number conspicuously placed at the top of the sheet followed by the words "consisting of ...sheets" (showing the number thereof) followed by the words "In the City of Parlier".

(Ord. 87-2 §1(part), 1987).

A.

Below the title shall appear a description of all the property being subdivided, by reference to such map or maps of the property shown thereon as previously recorded or filed in the county recorder's office or previously filed with the county recorder pursuant to a final judgment in any action in partition, or previously filed in the office of the county recorder under authority of Chapter 3, Part 2 of Division 4 of the Business and Professional Code, or by reference to the plat of any United States Survey.

B.

Each reference, in such description, to any tract or subdivision shall be spelled out and worded identically with the original records and must show a complete reference to the book and page of records of the county recorder. The description shall also include reference to any abandonment with the date, book, and page of records of the county recorder.

(Ord. 87-2 §1(part), 1987).

The provisions for the persons qualified to prepare the final map and the established standards for its preparation shall be as set forth in Section 66434 of the Subdivision Map Act.

(Ord. 87-2 §1(part), 1987).

A.

The scale of the map shall be one inch equals one hundred feet or a decimal fraction, or a multiple of one hundred feet as directed by the city engineer.

B.

Each sheet shall be numbered, the relation of one sheet to another clearly shown, and the total number of sheets used shall be set forth on each sheet.

C.

The exterior boundary of the land included within the subdivision shall be indicated by a one-sixteenth-inch bold line.

D.

The tract number, scale and north point shall be shown on each sheet.

E.

The map shall show the definite location of the orinal parcel, or parcels, and particularly its relation to surrounding surveys.

(Ord. 87-2 §1(part), 1987).

Certificates and acknowledgements as are required by this title and the Subdivision Map Act shall appear on the title sheet of the final map, unless their omission is permitted in the manner provided by the Subdivision Map Act.

The acknowledgement of an owner's development lien shall appear on the face of the final map as set forth in Section 66434.1 of the Subdivision Map Act.

(Ord. 87-2 §1(part), 1987).

A.

A lot shall be shown in its entirety on one sheet.

B.

The final map shall particularly defined, delineate and designate all lots intended to be reserved for private purposes, all parcels offered for dedication for any purpose, and any private roads, with all dimensions, boundaries and courses clearly shown and defined in every case. Parcels offered for dedication other than for roads, alleys, pedestrian walkways, water lots, or easements shall be designated by number.

C.

The lots shall be numbered consecutively beginning with the numeral "1," and shall continue without omission or duplication throughout the entire tract, except that, the city engineer may require that lot numbering for adjoining tracts having similar names begin with the number following the number of the last lot of the previously recorded adjoining subdivision.

D.

Each lot containing an area of one acre or more shall have designated thereon the net acreage of such lot shown not less accurately than to the nearest one-hundredth of an acre.

E.

The location of a "designated remainder" parcel shall be indicated, but need not be indicated as a matter of survey but only by deed reference to the existing boundaries of such remainder if such remainder has a gross area of five acres or more.

(Ord. 87-2 §1(part), 1987).

A.

The bearings and length of each lot line, block and boundary line shall be shown on the final map, provided that, when bearings or lengths of lot lines in any series of lots are the same, such bearings or lengths may be omitted from each interior parallel lot line of such series. Each required bearing and length shall be shown in full and no ditto mark or other designation of repetition shall be used.

B.

The length, the radius of the total central angle of each curve, and the central angle and length of each segment within each lot shall be shown thereon.

C.

The distances and bearings on the side lines of lots which are cut by easements shall be so arrowed or shown as to indicate clearly the actual length of each lot line.

(Ord. 87-2 §1(part), 1987).

A.

Data required:

For each highway and street, the following shall be shown:

a.

Width of existing right-of-way;

b.

Width of portion to be dedicated, if any;

c.

Centerline with right-of-way width on each side; and

d.

Centerline data, as follows:

i.

Distance between centerlines of streets and points of tangency;

ii.

Length of each tangent;

iii.

Radius;

iv.

Central angle; and

v.

Length of each curve.

For each alley and pedestrian walkway, the following shall be shown:

a.

Total right-of-way width; and

b.

Bearings and distances as needed.

For each water lot and other parcel offered for public or private use, the following shall be shown:

a.

The intended use; and

b.

Dimensions of parcel (with bearings and distances as needed).

B.

Non-access lines shall be shown on the final map. The certificate shall indicate therein where direct access rights are being relinquished.

C.

Each street shown on the final map shall have a name. The street name shall be subject to approval by the city council.

Where a street within the subdivision coincides with an alignment for which the city council has previously designated a street name, the same street name shall be shown on the final map.

Each street which is to be dedicated, which is a continuation of or approximately the continuation of any existing dedicated street or way, shall be given the same name as such existing street.

The words "Avenue," "Boulevard," "Place," or other designation of any street or way shall be spelled out in full on the final map, and have a proper indication of North, South, East, or West as a prefix thereto.

D.

If a highway, street, alley, pedestrian walkway, water lot, or other parcel intended for public use is being dedicated by a final map, it shall be properly designated on the map and set out in the owner's certificate of dedication on the map.

E.

The same data shall be shown for private streets to define their boundaries as is required for public streets in subsection A of this section, and also sufficient mathematical data to show clearly the portion of each lot within such road. Private roads shall be designated by name and shall have inserted within the limits thereof the words "Not a Public Street," and shall be shown on the map by heavy dashed lines.

F.

If a street is approved by the city council as a private street, it shall be dedicated for the private use of the lot owners which it is intended to serve a lot or lots, each consisting of less than twenty acres, that road shall be offered for dedication for public use but rejected at the time of the approval of the final map.

(Ord. 87-2 §1(part), 1987).

A.

The final map shall show the width, the sidelines or centerlines, and sufficient ties to definitely locate each easement to which the lots in the subdivision are subject. If the location of such easement cannot be

definitely determined, a statement shall be placed on the map acknowledging the existence of such easement.

B.

Each easement shown for any canal, ditch, storm drain, sewer, or utility shall be designated by a fine dashed line and clearly labeled and identified with all notes and figures pertaining thereto subordinates in form and appearance to those relating to the subdivision itself. If the easement is of record, the record reference shall be shown.

C.

If an easement is being dedicated by a final map, it shall be properly set out in the owner's certificate of dedication on the map.

(Ord. 87-2 §1(part), 1987).

Each county or city boundary line crossing or adjoining the subdivision shall be shown upon the final map and such line shall be clearly designated and tied in. No lot shall be divided by a county, city, school, or special district boundary line.

(Ord. 87-2 §1(part), 1987).

The final map shall show the location and type of all monuments placed in accordance with Section

A.

If any portion of the land within the subdivision shown on any final map is subject to inundation or flood hazard by storm waters, such fact and portion shall be clearly shown by a prominent note on each sheet of such final map or on a separate document recorded therewith.

B.

If any portion of such land is or will be subject to periodic sheet overflow, or ponding of local or foreign storm water, the city engineer, after consulting with the design engineers, shall so inform the State Real Estate Commissioner.

C.

The location of any watercourse, channel, stream or creek which functions as a drainage facility shall be shown on the final map. In the event said watercourse, channel, stream, or creek is to be relocated, only

the new location need be shown on the final map.

(Ord. 87-2 §1(part), 1987).

The final map shall show the tract number and recording data (and name, if any) of abutting subdivisions.

(Ord. 87-2 §1(part), 1987).

The recordation of the final map and the construction of subdivision improvements may be performed in two or more phases, provided that each phase must have a separate tract number and further provided that the subdivider, at the time the tentative map was filed with the city administrator, indicated, on the subdivider's statement that is required pursuant to Section 16.05.060, his or her intention to file multiple final maps or after the filing of the tentative maps, the city and the subdivider concur in the filing of multiple final maps. Final maps for all phases shall be filed with the council within the time limits set forth in this chapter for the filing of a final map.

(Ord. 87-2 §1(part), 1987).

Title to dedicated property shall pass upon its acceptance by the city council and recordation of the final map. The responsibility for maintenance of improvements shall not pass to the city until the improvements have been accepted by the city council pursuant to Section 941 of the Streets and Highway Code of the state.

(Ord. 87-2 §1(part), 1987).

If at the time the final map is approved, any streets, paths, alleys, rights-of-way for local transit facilities such as bus turnouts, benches, shelters, landing pads and similar items, which directly benefit the residents of a subdivision, or storm drainage easements are rejected, the offer of dedication shall remain open and the council may by resolution at any later date, and without further action by the subdivider, rescind its action and accept any open streets, paths, alleys, rights-of-way for local transit facilities such as bus turnouts, benches, shelters, landing pads and similar items, which directly benefit the residents of a subdivision, or storm drainage easements for public use, which acceptance shall be recorded in the office of the county recorder.

(Ord. 87-2 §1(part), 1987).

A.

Offers of dedication may be terminated and abandoned in the same manner as prescribed for the abandonment or vacation of streets by Part 3 (commencing with Section 8300) of Division 9 of the Streets

and Highways Code.

B.

Except as provided in Sections 66499.16, 66499.17 and 66499.18 of the Subdivision Map Act, if a resubdivision or reversion to acreage of the tract is subsequently filed for approval, any offer of dedication previously rejected shall be deemed to be terminated upon the approval of the map by the council.

(Ord. 87-2 §1(part), 1987).

A.

The procedure and practice of all survey work done on any subdivision in the preparation of a final map shall conform to the accepted standards of the engineering profession. The accuracy of all boundary surveys done in connection with any subdivision shall have a precision of one in ten thousand. The lots and blocks of each final map or approved map of record shall have a mathematical accuracy of closure of one in ten thousand.

B.

In the event the city engineer, the State Highway Engineer, or the county director of public works has established the centerline of any street or alley in or adjoining a subdivision, the final map shall show the centerline and the monuments which determine its position. If determined by ties, that fact shall be stated upon the final map.

C.

Each final map shall fully and clearly show and identify such monuments or other evidence determining the boundaries of the subdivision as were found on the ground, together with sufficient corners of adjoining subdivisions, by lot and block number, tract number and place of record, or by section, township, and range, or other proper designation as may be necessary to locate precisely the limits of the subdivision and to permit the survey to be retraced.

D.

New Monuments.

The location, size, and depth of all monuments placed in making the survey shall be shown and, if any were reset by ties, that fact shall be shown. The monuments on the exterior boundary of the subdivision, except those within construction zones, shall be placed prior to the approval of the final map. All interior monuments shall be set subsequent to the completion of the subdivision improvements, and security shall be presented by the subdivider as provided for in Section 66496 of the Subdivision Map Act.

Notice of setting final monuments shall be given and payment to the engineer or surveyor for setting of final monuments shall be made as provided by Section 66497 of the Subdivision Map Act.

Monuments shall be placed and shall be of the type specified by the city's standard specifications.

The city engineer may allow the use of offset monuments, properly tied to reference monuments, when necessary due to terrain, waterways, or other monuments other than those specified in paragraphs 1 and 2 of this subsection.

E.

Before street improvements are accepted, all existing monuments disturbed by the placement of any improvements shall be reset.

F.

Benchmarks shall be set at locations required by the city engineer. The datum for the area within the city shall be abased upon datum established by the United States Coast and Geodetic Survey Sea Level Datum 1929, as amended.

G.

Identification of monuments and benchmarks shall be through the use of standard plaque. Descriptions of all monuments and benchmarks shall be furnished to the city engineer for inclusion in his or her records.

(Ord. 87-2 §1(part), 1987).

A.

Upon receipt of the final map, the city administrator shall refer five copies of the map, and a preliminary subdivision guarantee accompanied by the memorandum for the city engineer and one copy of the protective covenants, to the city engineer for review and report.

B.

The city engineer shall refer all easements for public utilities, including anchorage easements, to the proper public utility for review and recommendation.

C.

The city engineer shall check and determine the correctness of surveying data, plans, profiles and specifications of improvements, certificates of dedication, acceptances of dedication and acknowledgements, and such other matters as require checking to ensure compliance with this title.

D.

If the final map and all accompanying materials are in the correct form prescribed by this title, and the matters shown thereon are sufficient, their correctness shall be certified on the map by the city engineer by his or signature within twenty days of receipt.

E.

The city engineer shall thereupon transmit said map together with said other materials to the city administrator for presentation to the city council.

(Ord. 87-2 §1(part), 1987).

A.

Approval of Final Map.

The provisions for the time limit on action by the city council shall be as set forth in Section 66458 of the Subdivision Map Act.

The provisions for acceptance or rejection of offers of dedication shall be as set forth in Sections 66477.1 and 66477.2 of the Subdivision Map Act.

Upon approval of the map by the city council, the city administrator shall deliver the map duly certified to the county recorder for recordation in accordance to Chapter 3, Article 6 of the Subdivision Map Act commencing with Section 66464.

B.

Disapproval of Final Map.

If the city council determines either that the map is not in conformity with the requirements of this title, or the approved tentative map, or the proposed improvements do not meet city standard specifications, the city council shall by resolution disapprove such final map, specifying its reason or reasons therefor, and the city administrator shall, in writing, advise the subdivider of such disapproval and said reason or reasons.

The subdivider may file a new final map with the city administrator, altered to conform to all the requirements of this title.

(Ord. 87-2 §1(part), 1987).