Portola Valley Municipal Code Ch. 17.24 Final Map

A. The final map shall comply with all provisions of the State Map Act and shall be clearly and legibly drawn on tracing cloth or polyester base film. All lines, letters, figures, certificates, acknowledgments and signatures shall be made in a process guaranteeing a permanent record in black.

B. The size of each sheet shall be eighteen inches by twenty-six inches.

C. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch on all sides.

D. The scale of the map shall be one inch equals one hundred feet on large areas and one inch equals fifty feet on small or irregular areas, unless otherwise permitted by the town engineer, but in any case the map shall show clearly all the details of the subdivision.

E. Each sheet shall be numbered, the relation of one sheet to another clearly shown, and the total number of sheets shall be set forth on each sheet, and when the final map consists of more than two sheets a key map showing the relations of the sheets shall be included on sheet one.

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

G. The map shall be so made and shall be in such condition when filed that clear legible prints and negatives can be made therefrom.

(Ord. 1967-71 § 1 (7640.2), 1967)

The title sheet shall be page number one and shall contain the following information:

A. Title, comprising the tract number and tract name, followed by the words "Town of Portola Valley, San Mateo County, California";

B. Below the title shall be a subtitle consisting of a general description of all the property being subdivided by reference to recorded deeds or maps which have been previously recorded, or by reference to the plat of a United States survey;

C. References to tracts and subdivisions in the description must be worded identically with original records, and references to book and page of record must be complete;

D. Affidavits, certificates, acknowledgements, endorsements, reference to soil report, acceptances, dedications and notarial seals required by law and by this title;

E. The basis of bearings used in the survey;

F. Where the size of a subdivision permits, in lieu of a title sheet, the information prescribed above may be shown on the same sheet as the final map.

(Ord. 1967-71 § 1 (7640.4), 1967)

The final map shall show clearly and legibly the following information:

A. The boundary of the tract designated by a one-eighth inch colored border applied on the reverse side of the tracing and inside the boundary line. Such border shall be of such density to be transferred to a blue line print but shall not interfere with the legibility of any data;

B. Survey data including:

1. Stakes, monuments, or other evidences found on the ground to determine the boundaries of the tract,

2. Corners of all adjoining property identified by lot and block number, tract name, place of record, or by section township and range, or other proper designation,

3. All information, data, and monuments necessary to locate and retrace any and all exterior boundary lines, lot, parcel, or block lines,

4. Bearings and distances of straight lines,

5. Radii, central angles, arc lengths, and such additional information as may be necessary to determine the location of the centers of curves and tangent points, also bearings, tangent distances and radii, central angles and arc lengths of all lot lines,

6. The center lines of all streets in and adjoining the subdivision indicating all permanent monuments found or placed and making reference to a map or field book wherever the town engineer has established such center line. If any points were reset by ties, the source and detail or relocation data used shall be stated;

C. All lots intended for sale or reserved for private purposes, and all parcels offered for dedication for any purpose with all dimensions, boundaries, and courses clearly shown and defined in every case, and the lot area to the nearest one-one hundredth acre. No ditto marks (") shall be used. Parcels offered for dedication but not accepted shall be designated by letter, and private streets not offered for dedication, or offered but not accepted for dedication shall have the words "Not a Public Street." Each block in its entirety shall be shown on one sheet. Where adjoining blocks appear on separate sheets, the street adjoining both blocks shall be shown on both sheets complete with center line and property line data;

D. The locations of streets and trails, the names of streets, the total width of each street and trail; and the width on each side of the center line, the width of the portion of the street and trail being dedicated, and the width of the existing dedication, if any, within the subdivision;

E. The locations and widths of any other rights-of-way within the subdivision;

F. The side lines of all easements, public and private, to which the lots are subject. The easement must be clearly labeled and identified as to nature and purpose and, if already of record, its recorded reference be given. If any easement is not definitely located and of record, a statement of such easement must appear on the title sheet. Easements shall be denoted by fine dotted lines. Distances and bearings on the side lines of lots which are cut by easements must be so shown that the map will indicate clearly the actual length of the lot lines. The width of the easement and the lengths and bearings of the lines thereof, and sufficient ties thereto to definitely locate the easement with respect to the subdivision must be shown;

G. The locations and widths of utilities' rights-of-way within the subdivision indicating the name and type of utility;

H. Any limitations on right of access to and from streets and lots and other parcels of land;

I. The location and widths of any nonaccess strips and reserve strips;

J. The locations, widths and names of streets, and the locations and width of trails, and other rights-of-way adjacent to the proposed subdivision;

K. All town boundaries crossing or adjoining the subdivision clearly designated and located;

L. Lots shall be numbered in consecutive sequence beginning with the numeral one, and with no omissions or duplications throughout the subdivision. The numbers shall be solid and of sufficient size and thickness to stand out, shall be so placed as not to obliterate any figure and shall not be enclosed in any design.

(Ord. 1967-71 § 1 (7640.6), 1967)

The approving authority may require additional information to be filed or recorded simultaneously with a final or parcel map. The additional information shall be in the form of a separate document or an additional map sheet which shall indicate its relationship to the final or parcel map, and shall contain a statement that the additional information is for informational purposes, describing conditions as of the date of filing, and is not intended to affect record title interest. The document or 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 document or additional map sheet. Additional survey and map information may include, but need not be limited to: building setback lines, flood hazard zones, seismic lines and setbacks, geologic mapping, and archaeological sites.

(Ord. 1988-230 § 3 (Exh. B) (part), 1988)

Subject to the requirements and limitations of the Subdivision Map Act, the certificates set out in Sections 17.24.050 through 17.24.120 shall appear on the final map.

(Ord. 1967-71 § 1 (7640.8), 1967)

A certificate signed and acknowledged by all parties having any record title or interest in the land subdivided shall appear on the final map, consenting to the preparation and recordation of the map.

(Ord. 1967-71 § 1 (7640.81), 1967)

A certificate signed and acknowledged as above shall appear on the final map, offering for dedication for public use all streets required to serve the subdivision, and any other parcels of land or easements which the parties desire or are required to dedicate, subject to such reservations as may be contained in any such offer. An offer of dedication for street or highway purposes may include a waiver of direct access rights to any such street or highway from any property shown on the final map as abutting thereon.

(Ord. 1967-71 § 1 (7640.82), 1967)

A certificate by the engineer or surveyor responsible for the survey and final map shall appear on the final map, giving the date of the survey and stating that the survey was made by him or under his direction, and that the survey is true and complete, as shown. The certificate shall also state that the monuments are of the character noted and occupy the positions indicated, or that they will be set in such positions at such time as agreed upon, and that the monuments are or will be sufficient to enable the survey to be retraced. The signature of the civil engineer or surveyor, unless accompanied by his seal, must be attested.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7640.83), 1967)

A certificate for the execution of the town engineer shall appear on the final map stating that:

A. He has examined the map;

B. The subdivision as shown is substantially the same as it appeared on the approved tentative map, or any approved alteration thereof;

C. All provisions of the Subdivision Map Act and of this title applicable at the time of approval of the tentative map have been complied with.

(Ord. 1967-71 § 1 (7640.84), 1967)

A certificate for execution by the secretary of the planning commission shall appear on the final map stating that the planning commission has found the final map to conform substantially with the approved tentative map.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7640.85), 1967)

A certificate for execution by the town clerk shall appear on the final map, stating that the council approved the map and accepted or rejected on behalf of the public any parcels of land offered for dedication for public use in conformity with the terms of the offer of dedication.

(Ord. 1967-71 § 1 (7640.86), 1967)

A certificate for execution by the county recorder shall appear on the final map stating that the map has been recorded in the official records of San Mateo County.

(Ord. 1967-71 § 1 (7640.87), 1967)

A statement shall appear on the final map identifying any geologic report prepared specifically for the subdivision, together with the date of the report and name of the geologist making the report.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7640.88), 1967)

All parcels of land shown on any final map and intended for general public use shall be offered for dedication for public use; parcels not to be offered for sale and reserved for the exclusive use of lot owners in the subdivision, their licensees, visitors, tenants and servants or intended for other specific uses, shall be so designated.

(Ord. 1967-71 § 1 (7641.0), 1967)

A complete and accurate survey of the land to be subdivided shall be made by a civil engineer or licensed land surveyor in accordance with the standard practices and principles of land surveying.

(Ord. 1967-71 § 1 (7641.2(A)), 1967)

The traverse of the exterior boundaries of the tract, and of each block when computed from field measurements of the ground, must close within a limit of error of one foot to ten thousand feet of perimeter before balancing survey.

(Ord. 1967-71 § 1 (7641.2(B)), 1967)

Wherever the town engineer has established a system of coordinates then the survey shall be tied into such system.

(Ord. 1967-71 § 1 (7641.2(C)), 1967)

All monuments, property lines, center lines of streets, trails and easements adjoining or within the tract shall be tied into the survey.

(Ord. 1967-71 § 1 (7641.2(D)), 1967)

A. In making the survey of the subdivision, the surveyor shall set sufficient permanent monuments so that the survey, or any part thereof may be readily retraced. Such monuments shall be set along the exterior boundaries of the subdivision at intervals not exceeding five hundred feet and shall be placed at the angle points on the exterior boundary lines of the tract, at the intersections of center lines of streets, and at the beginnings and ends of curves on the center lines of streets and at such other points as may be required by the town engineer. Monuments may be placed on offset lines. Due consideration shall be given to visibility of monuments one from another. The monuments in the street areas shall be set so that tops are at least seven and one-half inches below the top of finished pavement grade and enclosed in cast-iron receptacles, with cast-iron covers of a type acceptable to town engineer, set flush with the top of finished pavement grade and supported independently of the monument. Monuments in other locations shall not be placed until all grading is complete and then shall not be set less than eight inches below finished grade unless otherwise directed by the town engineer.

B. Monuments and benchmarks may be set after approval of the final map, but not later than the time of completion of subdivision improvements. If the monuments are set after approval of the final map, a cash deposit or approved bond in an amount set by the town engineer shall be posted with the town clerk, guaranteeing such work. All monuments and their location shall be subject to inspection and approval by the town engineer.

C. Monuments shall be either galvanized iron pipe, not less than two inches in diameter, and thirty-six inches long; or reinforced concrete post six inches by six inches in cross section or six inches in diameter and thirty inches long, or an equally durable alternate when approved by the town engineer. All monuments shall have a copper plate or disc securely attached to the top of the monument with a copper dowel or copper nail set in concrete or approved alternate device permanently marking the exact center. The registration or license number of the engineer or surveyor shall be stamped on the copper plate or disc.

D. Permanent elevation benchmarks, of a type approved by the town engineer and referring to the town datum or to mean sea level datum as established by the United States Coast and Geodetic Survey, shall be set in the amount and locations satisfactory to the town engineer.

E. Any monument or benchmark, required by this title, which is disturbed or destroyed before acceptance of all improvements, shall be replaced by the subdivider.

F. Clearly labeled permanent markers shall be placed at lot corners and all other property corners as well as in locations to define any open space easements and one side of trail and path easements.

(Ord. 1997-303 § 5, 1997; Ord. 1967-71 § 1 (7641.2(E)), 1967)

A galvanized iron pipe or pin, not less than one inch in diameter and twenty-four inches long shall be driven flush with the surface of the ground at each lot corner, angle point and curve point where no monument is set. The registration or license number of the engineer or surveyor shall be stamped in an approved metal tag which shall be affixed to such markers. Any lot corner or angle point marker disturbed or destroyed before acceptance of all improvements shall be replaced by the subdivider.

(Ord. 1967-71 § 1 (7641.2 (F)), 1967)

The subdivider shall pay the required fee and post the required deposit with the town, and submit to the planning commission secretary for referral to the town engineer the following information and materials:

A. Three complete sets of blue line or black and white prints of the final map of the subdivision for checking purposes;

B. A traverse sheet in a form approved by the town engineer giving coordinates, and showing the mathematical closure and area calculations;

C. Complete field notes, in a form satisfactory to the town engineer, showing references, ties, locations, elevations and other necessary data relating to monuments and benchmarks set in accordance with the requirements of this title, shall be submitted to the town engineer to be retained by the town as a permanent record;

D. A statement that all improvements have been completely in accordance with the plans and specifications as approved by the town engineer, or that the subdivider intends to install such improvements and will enter into an agreement and post bond with the town as required by subsection B of Section 17.24.250;

E. If the plans, profiles, cross sections, and specifications for the required subdivision improvements have not been previously submitted and approved by the town engineer, the subdivider shall submit the number of sets required by Section 17.52.020;

F. Three copies of covenants and restrictions, if any.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7641.41), 1967)

Upon receiving the final map from the subdivider or his agent the town engineer shall transmit one complete set to the planning commission, which shall examine the same to determine whether the map conforms with the tentative map and with all changes and requirements imposed as a condition to the acceptance of the tentative map. If it is determined that the final map does not conform, the subdivider shall be advised of the changes or additions that must be made before the final map can be certified. If it is determined that the map is in conformity, the planning commission shall so certify thereon and return the copy of the map to the town engineer.

(Ord. 1967-71 § 1 (7641.42), 1967)

Upon receipt of the certified copy of the map from the planning commission, the town engineer shall review the final map for:

A. Sufficiency of affidavits and acknowledgments;

B. Correctness of survey data, mathematical data, and computations;

C. Compliance with the provisions of the Subdivision Map Act and this title;

D. Sufficiency and adequacy of public utility easements as evidenced by certification of same by the affected private utilities or public agencies.

(Ord. 1967-71 § 1 (7641.43), 1967)

One copy of the final map shall be returned to the subdivider with notations as to errors or omissions or a statement by the town engineer that the final map is correct. The subdivider shall thereafter submit to the town engineer for transmittal to the town clerk the original tracings and a complete set of blue line prints on cloth. If the final map is found to be correct, the data shown thereon and submitted therewith are sufficient, and all applicable provisions of the Subdivision Map Act and this title have been complied with, the town engineer shall, twenty days from the time the corrected final map was submitted to him by the subdivider, certify his approval on the original tracing and blue line cloth print of the map.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7641.44), 1967)

After the final map has been checked and approved as provided in Sections 17.24.200 through 17.24.230, and when all certificates, except for the approval certificate of the council appearing on the final map have been signed and, where necessary, acknowledged, the town engineer shall transmit the final map to the town clerk for action by the council.

(Ord. 1967-71 § 1 (7641.45), 1967)

The documents listed below shall be transmitted to the town clerk at the time the final map is transmitted for action by the council:

A. Certificate Regarding Tax Lien. Prior to the filing of the final map with the council, the subdivider shall file the certificates and documents set forth in Article 8 of the Subdivision Map Act or any amendments thereto relating to taxes, assessments and liens.

B. Improvement Agreement. In the event that the improvements required under this title have not been installed to the satisfaction of the town engineer at the time of filing the final map, the subdivider shall execute and file with the town clerk an agreement between himself and the town specifying the period within which he shall complete all improvements and work to the satisfaction of the town engineer. The agreement shall also prescribe that the subdivider shall repair any damage to a public road, street, or any other public or private property or improvements which results from or is incidental to the construction of improvements in the subdivision, or that, in lieu of making such repairs, the subdivider shall pay to the owner or to the town the full cost thereof. The subdivider shall file with the town clerk, at the same time, a performance bond or other improvement security and a labor and materials bond as stipulated in Section 17.64.060.

C. Title Guarantee. The subdivider shall furnish a guarantee of title or a letter from a competent title company certifying that the signatures of all persons whose consent is necessary to pass a clear title to the land being subdivided and all acknowledgments thereto appear on the proper certificates and are correctly shown on the map, both as to consents to the making of the map and affidavits of dedication where necessary. Such guarantees shall be issued for the benefit of the town and the protection of the council, and shall be continued complete up to the instant of recordation of the map.

D. Deeds. The subdivider shall furnish grant deeds for any land or easements required as a part of the subdivision which are not shown on the final map.

(Ord. 1967-71 § 1 (7641.46), 1967)

Upon receipt of the final map and related documents, the town clerk shall put the matter on the next open agenda for a regular council meeting for acceptance for filing. Within ten days of the filing of the final map with the council, or at its regular meeting, the council shall approve the map if it conforms with all applicable provisions of the Subdivision Map Act and this title. The time limit for approval of the map may be extended by mutual consent of the council and subdivider.

(Ord. 1967-71 § 1 (7641.61), 1967)

Concurrently with the approval of the final map the council shall accept or reject such offers of dedication as it deems advisable and as a condition precedent to the acceptance of any roads or streets, pedestrian ways, trails, drainage channels, easements, and other rights-of-way, shall require the subdivider, at his option, to either improve or in writing agree to improve the streets, trails, pedestrian ways, drainage channels, easements and other rights-of-way in the subdivision.

(Ord. 1967-71 § 1 (7641.62), 1967)

Subsequent to the approval of the final map by the council, the town clerk shall transmit the map to the clerk of the board of supervisors of the county. When all securities required by Article 8 of the Subdivision Map Act and all amendments thereto to guarantee payment of taxes and assessments which are a lien on some part of the subdivision, but which are not yet payable, have been deposited with and approved by the board of supervisors, the clerk of the board shall transmit the final map to the county recorder and certify to the recorder that the provisions of the Subdivision Map Act have been complied with regarding deposits.

(Ord. 1967-71 § 1 (7641.63), 1967)

The subdivider shall present to the county recorder evidence that upon the date of recording as shown by public record the parties consenting to the recordation of the map are all the parties having record title interest in the land subdivided whose signatures are required by the provisions of the Subdivision Map Act, otherwise the map shall not be recorded. There shall be filed with the county for recording the original tracings and one complete set of blue line prints on cloth. The county recorder shall, if he finds the map in proper order and in compliance with such requirements as he may from time to time impose, after receipt of the required recording fee from the subdivider, complete his certificate and record the map.

(Ord. 1979-168 § 4 (part), 1979: Ord. 1967-71 § 1 (7641.81), 1967)

After recording, two complete sets of blue line prints on cloth and one set of reproducible cloth tracings shall be procured by the town and shall be paid for by the subdivider. In addition, two copies of such restrictive covenants as the subdivider may have recorded shall be included with the sets of blue line prints. One set of blue line prints on cloth and one set of restrictive covenants shall also be sent to the building department of the county.

(Ord. 1967-71 § 1 (7642.01), 1967)