Piedmont Municipal Code Art. VI Final and Parcel Maps

The form, contents, accompanying data, and filing of a final or parcel map shall conform to the Subdivision Map Act and this article. (GC §66433). The final or parcel map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. The city engineer may waive a requirement of this article regarding map contents and accompanying information if the city engineer finds that the requirement is not applicable to the subdivision.

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, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey.

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At the time of making the survey for the final or parcel map, the engineer or surveyor shall set sufficient durable monuments, conforming with the standards of Section 8771 of the Business and Professions Code, 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. The allowable error of closure on any portion of the final map shall not exceed 1/20,000 for calculated closures.

The form of the final or parcel map shall conform to the Subdivision Map Act and the following requirements. (GC §66434)

A.
The final or parcel 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 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. (GC §66434(a), 66445(a))

B.
The size of each sheet shall be 18 inches by 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. (GC §§66434(b), 66445(b))

C.
The scale of the map shall be not less than one inch equals 20 feet or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end.

D. 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 two or more sheets including the certificate sheet are used, a key sheet shall be included. (GC §§66434(b), 66445(b))

E.
All printing or lettering on the map shall be of one-eighth-inch minimum height and of such shape and weight as to be readily legible in prints and other reproductions made from the original drawings.

F.
The boundary of the subdivision shall be designated by a heavy black line one- sixteenth inch thick, in such a manner as not to obliterate figures or other data.

G.
All dimensions shown on the final map shall be in feet and decimals of a foot.

36 H.
All lines shown on the final map which do not constitute a part of the subdivision itself shall be clearly distinguishable and any area enclosed by such lines shall be labeled “not a part of this subdivision.” (GC §§66434(e), 66445(d))

I.
There must appear on each map sheet the scale, the north point and the basis of bearings and the equation of the bearing to true north. The basis of bearings shall be approved by the city engineer.

J.
The final form of the final or parcel map shall be as approved by the city engineer.

The contents of the final or parcel map shall conform to the Subdivision Map Act and as follows: (GC §§66434, 66445)

A.
Title Sheet. The title sheet shall include:

The subdivision number conspicuously placed at the top of the sheet;

Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and notarial seals required by law; (GC §§66435, 66435.2, 66445(e)(i))

The date of preparation and the signed certificate of the subdivider’s engineer or surveyor who prepared the map;

A certificate of dedication signed by those persons having any record title interest in the land subdivided, if any land is to be dedicated for public use;

A certificate enacted by all parties having any record title interest in the land subdivided, consenting to the preparation and recordation of the map; and (GC §66430)

Certificates for execution by the city engineer and the city clerk.

A statement from the County Recorder/Clerk of the Board of Supervisors that all taxes have been paid or a bond for taxes has been posted. (See P.M.C. §19.43E.)

A statement that a geotechnical soils report has been prepared. (See P.M.C. §19.31.)

B.
Title. Each sheet shall have a title showing the subdivision number 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

37 following words shall appear in the title, “City of Piedmont, Alameda County, California.”

C.
Linear, Angular and Radial Data. Sufficient linear, angular and radial data shall be shown to determine the bearings and lengths of monument lines, street centerlines, 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. 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.

D.
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 at the following locations:

1. The intersection of street centerlines;
2. Beginning and end of curves or intersection of tangents on centerlines; and
3. Other locations as may be required by the city engineer. (GC §§66495, 66498)

E.
Lots. 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 map, unless approved by the city engineer. The subdivider shall show the area of any lot on the map, calculated excluding the area within any public street or alley (either existing or proposed) abutting the lot, but including the area within any easements for other purposes (either existing or proposed).

F.
Adjoining Properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision 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.

G.
City Boundaries. City boundaries which cross or join the subdivision shall be clearly designated as shall locations of boundary lines of the school district or other taxing districts adjacent to or intersecting the subdivision.

H.
Street Names. The names of all existing and proposed streets, alleys, or highways within or adjoining the subdivision shall be shown. (GC §§66434(d), 66445(c))

I.
Easements and Dedications.

38 1.
Every easement and proposed dedication for road or street, path, water main, stormwater drainage, sanitary sewer, utility or other public use as may be required shall be offered for dedication 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, a street, path, alley or storm drainage easement is not accepted by the city council, the offer of dedication shall remain open and the city council may, by resolution at any later date, accept and open the street, path, alley or storm drainage easement for public use. The acceptance shall be recorded in the office of the county recorder. (GC §66477.2(a); PMC §19.43(D))

The city may accept or reject (subject to later acceptance) a dedication lying outside the subdivision boundary which requires a separate grant deed. The offer of dedication and the city’s acceptance or rejection shall be recorded in the office of the county recorder.

Every easement of record shall be shown on the map, together with the name of the grantee and sufficient recording data to identify the conveyance, e.g., recorder’s serial number and date, or book and page of official records.

An easement 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.

Each easement of record shall be shown by dashed lines on the final map with the widths, lengths and bearings of record.

J.
Open Space Areas. Open space areas, may be shown, subject to the approval of the city. These areas shall be dedicated as open space easements unless otherwise specified in the approval of the tentative map

K.
Statements and Certificates. Each certificate, statement and acknowledgment required by the Subdivision Map Act and this chapter shall appear on the final or parcel map and may be combined where appropriate. (GC §§66435, 66435.1 – 66443, 66445(e) – (i), 66447 – 66450, 66430)

L.
Miscellaneous. The map shall also show:

1. The location and width of all existing and proposed easements;
2. The limitation, if any, on the right of access to and from a street; and
3. The location and width of nonaccess strips and reserve strips.

M.
Deferred Improvements (Parcel Map Only). In a subdivision of four or fewer lots, if fulfillment of construction requirements is being deferred under Piedmont

39 Municipal Code section 19.48, the parcel map shall contain a statement which reads substantially as follows: (GC §66411.1(a))

Notice: Certain off-site and/or on-site improvements are required in connection with these lots. (City of Piedmont File Number ______) No person may obtain a building permit for any lot on this map until all of the required improvements are completed or financial security has been posted with the city to assure completion prior to building occupancy.

The subdivider shall submit four sets of preliminary prints of the final or parcel map to the city engineer for checking. The preliminary prints shall be accompanied by the following data, plans, reports, and documents in a form as approved by the city engineer, and where applicable, the city attorney.

A.
Improvement Plans. Improvement plans as required by Piedmont Municipal Code section 19.49;

B.
Preliminary Engineering Geology Report. A preliminary engineering geology report prepared in accordance with the city grading regulations and Piedmont Municipal Code section 19.31;

C.
Preliminary Soil Report. A preliminary soil report prepared in accordance with the city grading regulations and Piedmont Municipal Code section 19.31;

D.
Title Report. A title report not more than six months old, showing the legal owners at the time of submittal of the final map; (GC §66430)

E.
Guarantee of Title. A guarantee of title, in a form acceptable to the city engineer and city attorney, shall be issued by a title company to and for the benefit and protection of the city and shall be continued complete up to the instant of recording of the final map, 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 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;

F.
Deeds for Easements or Rights-of-Way. A signed deed for each required off-site easement or right-of-way which has not been offered for dedication on the final map and written evidence acceptable to the city in the form of right of entry or permanent easement across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the facility;

40 G.
Traverse Closures. Traverse closures for the boundary blocks, lots, easements, street centerlines and monument lines;

H.
Hydrology and Hydraulic Calculations. Complete hydrology and hydraulic calculations for all drainage facilities;

I.
Governing Documents. For a cooperative apartment project, condominium, stock cooperative, or conversion, the proposed declaration of covenants, conditions and restrictions containing the provisions described in Civil Code section 1353, and all other governing documents for the subdivision as are appropriate under Civil Code section 1363; for all other subdivisions, any declaration of covenants, conditions, and restrictions proposed in connection therewith. All governing documents are subject to review and approval by the city engineer and city attorney;

J.
Utilities. Evidence satisfactory to the city that the utility easements are appropriate;

K.
Improvement Agreement. If the required improvements are not completed before the presentation of the final map, the subdivider shall file an agreement in accordance with the requirements of Piedmont Municipal Code section 19.50. The subdivider shall secure the performance of the agreement in accordance with the requirements of Piedmont Municipal Code section 19.51;

L.
Other Information. Additional data, reports or information required by the conditions of approval, the city engineer or city attorney. (GC §66434.2)

MAPS.

A.
Final Maps. The city engineer, in consultation with the department, shall review the final map to determine if it conforms to the approved tentative map conditions, the Subdivision Map Act, and this chapter. The subdivider shall make corrections and additions until the map is acceptable to the city engineer. The subdivider shall submit to the city engineer all of the required documents as set forth in the city’s Subdivision Manual. Upon receipt of all required certificates and submittals and the subdivider’s payment of required fees, the city engineer shall, within 20 days, sign the appropriate certificate and present the corrected final map with accompanying documents to the city council for its consideration and approval. (GC §§66442, 53077.5)

B.
Parcel Maps. The city engineer, in consultation with the department, shall review the parcel map to determine if it conforms to the approved tentative map conditions, the Subdivision Map Act, and this chapter. The subdivider shall make corrections and additions until the map is acceptable to the city engineer. The subdivider shall submit to the city engineer all of the required documents as set forth in the city’s Subdivision Manual. Upon receipt of all required certificates and

41 submittals and the subdivider’s payment of required fees, the city engineer shall, within 20 days, sign the appropriate certificate and present the corrected parcel map with accompanying documents to the city council for its consideration and approval. (GC §§66463, 66450)

A. The date the final or parcel map is deemed filed with the city council is the date of the council meeting at which the council receives the map. The council shall consider approval of the improvement agreement and security, and completeness of the tax certificate before approving the map. (GC §§66457, 66492)

B. Upon presentation of the final or parcel map, the city council shall approve the map if it conforms with the tentative map conditions of approval, the Subdivision Map Act, and this chapter. If it does not conform, the council shall disapprove the map. The council shall make its decision at the meeting at which it receives the map or at its next regular meeting. (GC §§66458, 66463(d), 66473)

C. The city council may not postpone or refuse approval of a final or parcel map because the subdivider has failed to meet a tentative map condition requiring construction or installation of off-site improvements on land which neither the subdivider nor the city has sufficient title or interest in to permit the improvements to be made. In this case, the city shall follow the procedure according to Government Code section 66462.5.

D. At the time of its action on the final or parcel map, the council shall accept, accept subject to improvement, or reject each offer of dedication. A rejected offer remains open to future acceptance under Government Code Section 66477.2 and Code of Civil Procedure Section 771.1. (GC Sections 66463(a), 66477.1, 66477.3)

E. Before the map is submitted to the city council for approval, the subdivider shall:

Submit a certificate from the county tax collector stating that all taxes and assessments due have been paid pursuant to Government Code Section 66492; and

Provide verification that he or she has executed and filed with the clerk of the county board of supervisors security for taxes and assessments pursuant to Government Code Section 66493.

Upon approval of the final or parcel map by the city council, the city engineer and the city clerk shall execute the appropriate certificate on the certificate sheet and shall, subject to the provisions of Section 66464 of the Subdivision Map Act, transmit the map to

42 the county recorder. If the county recorder rejects the map for filing under Government Code Section 66466, the city shall rescind its approval of the map. (GC §§66429, 66464, 66466) After the filing, the subdivider shall provide to the city a copy of the recorded final map or parcel map and a microfilm copy.

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