Reedley Municipal Code Ch. 11.04 Tentative and Final Maps

A. Tentative, Vesting Tentative Map, and Final Map. A tentative or vesting tentative map and final map shall be required for all subdivisions creating five (5) or more parcels or five (5) or more condominiums, except if:

1. The land before division contains less than five (5) acres, each parcel created by the division abuts upon a maintained public street or highway and no dedications or improvements are required by the City Council;

2. Each parcel created by the division has a gross area of twenty (20) acres or more and has an approved access to a maintained public street or highway;

3. The land consists of a parcel or parcels of land having approved access to a public street or highway which comprises a tract of land zoned for industrial or commercial development, and which has the approval of the City Council as to street alignments and widths;

4. Each parcel created by the division has a gross area of not less than 40 acres or is not less than a quarter of a quarter section; or

5. The land being subdivided is solely for the creation of an "environmental subdivision" as defined and established in Section 66418.2 of the Subdivision Map Act.

B. Parcel Map. A parcel map shall be required for those subdivisions described in Sections A.1, A.2, A.3, A.4, and A.5 of Section 11.04.0140 (Land Division) in compliance with this Title. (Ord. 2024-002, 9-20-2024)

The tentative map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor. (Ord. 2024-002, 9-20-2024)

Before submitting a tentative map application, the subdivider may schedule a preapplication meeting with the Community Development Director to discuss the proposed subdivision. At the preapplication meeting, the subdivider shall have an opportunity to discuss physical conditions, facts, and policies affecting the proposed subdivision. The subdivider may also present for review a preliminary map showing approximate lot lines, proposed street alignments, or other features of the proposed subdivision. The Director shall inform the subdivider of the City policies, general plan, zoning, fees, infrastructure, and development standards which may pertain to the proposed subdivision and may make recommendations concerning modifications to improvement and design of the proposed subdivision. (Ord. 2024-002, 9-20-2024)

A tentative map and tentative map application shall be submitted to the Community Development Director in the format and number of copies specified by the Director. The application shall contain all the information specified for the application by the Director unless the Director waives any of the information requirements. The application shall be accompanied by the fee established by the Master Fee Schedule. (Ord. 2024-002, 9-20-2024)

A. The application for a tentative map shall be deemed complete and accepted for processing only when it conforms to all the requirements of Section 11.04.040 (Application Filing) of this Title. Within thirty (30) working days (excluding City recognized holidays) after the application is submitted, the Community Development Director shall determine whether the application, including all submitted materials, is complete and shall notify the applicant of the determination in writing, including (if appropriate) a description of why the application is incomplete and any additional information that may be required. Upon receipt of any resubmittal of the application, a new thirty (30)-day review period shall begin.

B. If the Community Development Director determines that the application, including the submitted materials, is not complete, the applicant may appeal such determination to the Planning Commission. The appeal shall be filed in writing with the Director within ten (10) working days (excluding City recognized holidays) after notice of the Director's determination. The Planning Commission shall hear the appeal and give a final written determination on the appeal within forty-five(45) working days (excluding City recognized holidays) after the Director's receipt of the applicant's appeal. Public noticing of the appeal hearing shall conform to all the requirements of Section 11.04.070 (Public Noticing) of this Title. (Ord. 2024-002, 9-20-2024)

After the application is determined to be complete and is accepted, the Community Development Director shall proceed as follows:

A. Forward copies of the tentative map to affected agencies within five (5) working days (excluding City recognized holidays) asking them to provide their input or comments within fifteen (15) working days (excluding City recognized holidays).

B. Forward copies of the application to the affected school districts within five (5) working days (excluding City recognized holidays) asking them to provide their input or comments within fifteen (15) working days (excluding City recognized holidays).

C. The Community Development Director shall review the application and any comments received, prepare written conditions of approval, prepare the staff report and recommendation on the application, and provide a copy of the report to the applicant at least three (3) working days (excluding City recognized holidays) prior to the public hearing. (Ord. 2024-002, 9-20-2024)

Public notifications of a public hearing(s) and environmental assessment shall comply with the following:

A. Publishing, posting, and mailing notice of the proposed environmental findings in the manner and at the times required by applicable law, including the California Environmental Quality Act and the regulations issued thereunder.

B. Publishing in the local paper a notice of the date, place, and time of the Planning Commission's meeting in which the public hearing will be held on the proposed subdivision. This notice shall be published once not less than ten (10) working days (excluding City recognized holidays) and not more than twenty (20) working days (excluding City recognized holidays) prior to the hearing.

C. Mailing notice of the public hearing to all persons, businesses, corporations or other public or private entities owning property within three hundred and fifty feet (350') of the boundaries of the property on which the subdivision is proposed, as shown on the latest equalized roll in the office of the Fresno County assessor. Such notices shall be mailed not less than ten (10) working days (excluding City recognized holidays) and not more than twenty (20) working days (excluding City recognized holidays) prior to the hearing.

D. Mailing notice of the public hearing to any person who has filed a written request with the Community Development Director to receive notification of the public hearing. The City may charge a reasonable fee to persons requesting notification.

E. Any additional method of notice required by law or deemed appropriate by the Director, including, but not limited to the applicable school district and applicant. (Ord. 2024-002, 9-20-2024)

A. The Planning Commission shall consider the tentative map application, the staff report, and other pertinent information in its scheduled meeting and shall hold a public hearing after the acceptance of the complete application by the Community Development Director as provided in Section 11.04.040 (Application Filing) of this Chapter. After the public hearing is closed, the Planning Commission shall do the following:

1. The Planning Commission shall review the environmental assessment of the applicant's proposal and act in compliance with the California Environmental Quality Act.

2. If the Planning Commission acts on an environmental assessment in compliance with the California Environmental Quality Act, it shall then approve, conditionally approve, or disapprove the tentative subdivision map within fifty (50) working days (excluding City recognized holidays) after such action. The environmental assessment and the tentative subdivision map may be acted upon at the same meeting as long as the environmental assessment is acted upon first.

3. The Planning Commission shall report in writing to the subdivider through an adopted resolution the approval, conditional approval or disapproval, and the conditions on which such action is based.

4. A tentative map shall be approved or conditionally approved by the Planning Commission only if all requirements of this Title and other applicable Federal, State, and local laws, regulations, and policies of the City Council are complied with or can be met by compliance with specified conditions.

5. The Planning Commission shall disapprove a tentative map if it makes any of the following findings:

a. That the proposed tentative map is not consistent with the General Plan or any applicable specific plan as specified in Government Code section 65451.

b. That the design or improvement of the proposed subdivision is not consistent with the General Plan or any applicable specific plan.

c. That the site of the proposed subdivision is not physically suitable for the type of development.

d. That the site of the proposed subdivision is not physically suitable for the proposed density of development.

e. That the design of the proposed subdivision is, or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

f. That the design of the proposed subdivision or type of improvements is likely to cause serious public health problems.

g. That the design of the proposed subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision; provided that the Planning Commission may approve the tentative map if it finds that alternate easements for access or use will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Planning Commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

h. That the tentative map fails to meet or perform any of the requirements or conditions imposed by the subdivision map act or this Title; provided, that such disapproval shall be accompanied by a finding identifying the requirements or conditions which have not been met or performed.

i. That in compliance with Government Code Section 66473.1, the design of the proposed subdivision will not provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

B. The Planning Commission's decision shall be final on the eleventh working day (excluding City recognized holidays) from the date of the Planning Commission's action, but become advisory if, within such ten (10) working days (excluding City recognized holidays) period, an appeal is filed in compliance with Section 11.04.090 (Appeals) of this Chapter. (Ord. 2024-002, 9-20-2024)

A. Filing of Appeal. The subdivider, a member of the City Council or any interested person adversely affected may appeal any action of the Planning Commission with respect to the tentative map to the City Council. The appeal shall be filed in writing with the City Clerk within ten (10) working days (excluding City recognized holidays) after the action of the Planning Commission. The written appeal shall include the following information:

1. Name, address, telephone number, and e-mail address of the person appealing the decision.

2. Address, entitlement number(s), and/or description of the subject property concerned.

3. In reasonable detail, each reason why the appellant claims that the Planning Commission's action was inappropriate, the facts the appellant claims support each reason, and the remedy the appellant is requesting.

4. A filing fee as established by the Master Fee Schedule. The City of Reedley shall be made exempt from the filing fee requirement.

5. The City Clerk shall not accept an appeal submitted late or which does not contain all information required by this subsection.

B. Hearing Procedure; City Council Action.

1. Upon receipt of an appeal meeting all the requirements of Subsection A of this Section, the City Council shall set the matter for hearing. The hearing shall be held within forty-five (45) working days (excluding City recognized holidays) after the filing of the appeal.

2. At least ten (10) working days (excluding City recognized holidays) before the date set for the appeal hearing, the Community Development Director shall give written notice of the hearing in the manner specified by Government Code section 65090 and, in addition, by personal delivery or first class United States mail to the subdivider and the appellant (if other than the subdivider). The notice shall include the date, time and place of the public hearing.

3. The hearing shall be limited to those reasons stated in the written appeal and the notice as the appellant's basis for disapproving or modifying the Planning Commission's decision or other action. At the hearing, the appellant shall have the burden of presenting to the City Council evidence in support of those reasons and the remedy the appellant is requesting. Thereafter, the burden shall shift to those persons opposed to the appeal to present evidence to the City Council in support of their positions. Both written and oral evidence may be presented at the hearing. After all evidence and testimony has been presented, the hearing shall be closed.

4. Within ten (10) working days (excluding City recognized holidays) following the conclusion of the public hearing, the City Council shall render its decision on the appeal, based on all the evidence in the record, including all written and oral evidence and testimony presented to the City Council at the hearing or to the Planning Commission. The City Council may sustain, modify, or overrule the action(s) appealed from. The City Council's decision shall comply with and include all findings required by applicable provisions of the Subdivision Map Act, this Title and other applicable State and local laws, ordinances, and regulations. Each finding shall be supported by substantial evidence in the record. The City Council shall sustain disapproval of a tentative map, or shall overrule approval or conditional approval of a tentative map, if it makes any of the following findings:

a. That the proposed tentative map is not consistent with the General Plan or any applicable specific plans as specified in Government Code section 65451.

b. That the design or improvement of the proposed subdivision is not consistent with the General Plan or any applicable specific plan.

c. That the site of the proposed subdivision is not physically suitable for the type of development.

d. That the site of the proposed subdivision is not physically suitable for the proposed density of development.

e. That the design of the proposed subdivision is or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

f. That the design of the proposed subdivision or type of improvements is likely to cause serious public health problems.

g. That the design of the proposed subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision; provided that the City Council may approve the tentative map if it finds that alternate easements for access or use will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This Subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

h. That the tentative map fails to meet or perform any of the requirements or conditions imposed by the Subdivision Map Act or this title; provided that such disapproval shall be accompanied by a finding identifying the requirements or conditions which have not been met or performed.

i. That in compliance with Government Code Section 66473.1, the design of the proposed subdivision will not provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

5. The decision of the City Council shall be final. (Ord. 2024-002, 9-20-2024)

A. Purpose and Intent. The purpose of this Section is to provide a process by which applicants can request a minor modification to the standards established in this Title. It is the intent of this Section to provide flexibility in standards which would otherwise preclude development or subdivision.

B. Review Authority. The Community Development Director shall be the review authority for minor modifications to the standards established in this Title. The Director shall accept, process, act on, or defer action to each minor modification request submitted.

C. Processing, Filing, and Review. A request for a minor modification shall be submitted in writing to the Community Development Director on the approved form prescribed by the Director.

D. Findings. The Community Development Director shall find that the granting of the minor modification will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located and will not be in contradiction of the objectives of this Subdivision Ordinance, State law, or the Subdivision Map Act. (Ord. 2024-002, 9-20-2024)

A. Except as provided in Section 11.04.090 (Appeals) of this Chapter, the approval or conditional approval of a tentative map shall expire twenty-four (24) months after the date of approval by the Planning Commission or, if applicable, the City Council.

B. Once a final map of all or any portion of the real property included within the tentative map is submitted to the City Engineer, subsequent actions of the City, including, but not limited to, processing, approving, and recording, may lawfully occur after the date of expiration of the tentative map.

C. If multiple final maps are to be filed for the subdivision pursuant to Section 11.04.140 (Multiple Final Maps) of this Chapter, or if the subdivider is required to spend more than two hundred and thirty-six thousand seven hundred and ninety dollars ($236,790.00) or any greater amount in compliance with Section 66452.6 of the Subdivision Map Act to construct, improve, or finance the construction of public improvements outside the property boundaries of the tentative map, excluding improvements of public rights of way which abut the property to be subdivided and which are reasonably related to the development of the property, each filing of a final map shall extend the expiration of the approved or conditionally approved tentative map by forty-eight (48) months from the date of its expiration, or the date of the previously filed final map, whichever is later, but in no event more than ten (10) years from such approval or conditional approval.

D. The period of time specified in Subsection A or B of this Section, including any extension granted pursuant to this section, shall not include any time during which a development moratorium, imposed after approval or conditional approval of the tentative map, is in effect. However, the length of the moratorium shall not exceed five (5) years.

E. The period of time specified in Subsection A or B of this Section, including any extension granted in compliance with this Section, shall not include any time during which a lawsuit involving the approval or conditional approval of the tentative map is or was pending in a court of competent jurisdiction. After service of the initial petition or complaint in the lawsuit upon the City, the subdivider may apply in writing to the Community Development Director for a stay. Within forty (40) working days (excluding City recognized holidays) after receiving the application, the Director shall in writing either stay the time period for up to five (5) years or deny the requested stay.

F. Expiration of an approved or conditionally approved tentative map shall terminate all proceedings, and no final map of all or any portion of real property included within the tentative map shall be filed without first processing a new tentative map application. (Ord. 2024-002, 9-20-2024)

A. Filing Of Application. Prior to the expiration of an approved or conditionally approved tentative map, the subdivider may file a written application for an extension with the Community Development Director. Upon timely filing and receipt of this application, the approval of the tentative map shall automatically be extended for sixty (60) working days (excluding City recognized holidays) or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first.

B. Required Information for Application for Extension.

1. The subdivider's application for time extension shall include the following information in reasonable detail:

a. Name, address, daytime phone number, and e-mail address of the applicant.

b. Tentative map number and/or County tract number of the subject subdivision.

c. Requested period of extension (not exceeding twelve (12) months).

d. Reasons for seeking extension, including facts showing why the requirements for recording a final map cannot be completed within the period provided.

e. A description of all efforts made to date to record the final map and the current status of the project.

f. A description of what remains to be done to record the final map and what steps the subdivider proposes to complete the required subdivision improvements.

2. At the time an extension application is submitted, the applicant shall submit the filing fee in the amount established by the Master Fee Schedule.

C. Staff Review. Within thirty (30) working days (excluding City recognized holidays) after an extension application is filed, the Community Development Director shall review the application and make its findings and recommendation for the Planning Commission's consideration.

D. Planning Commission Action. The Planning Commission shall consider the extension application at its next regular meeting at which the application may be legally scheduled. Notice of a public hearing shall not be required. The Planning Commission may grant an extension for such period as it determines appropriate, provided no individual extension shall exceed twelve (12) months and the total number of extensions shall not exceed six years. Such extension shall be in addition to the periods of time provided in Subsection 11.04.090 (Appeals) of this Chapter. In granting the extension, the Planning Commission may add or amend conditions based on any changed circumstances or new city policies or standards. If the Planning Commission denies the request, the subdivider may appeal to the City Council, by filing a written appeal with the City Clerk within ten (10) working days (excluding City recognized holidays) after the Planning Commission's denial. (Ord. 2024-002, 9-20-2024)

A. The subdivider shall submit to the City Engineer subdivision improvement plans, the subdivider's engineer's estimated cost of improvements, and a deposit toward the plan check fee and construction inspection of public improvements fee as established by the Master Fee Schedule, for all improvements required by the Reedley Municipal Code, City policies, the Standard Plans and Specifications of the City, and the conditions of approval. All subdivision improvement plans shall be prepared by a registered civil engineer.

The subdivision improvement plans shall include the design for all public utilities, electric, gas, telephone, and cable television.

B. The City Engineer will review the improvement plans based on sound engineering practices, design standards and applicable City policies and to ensure conformance with the City improvement standards. The Community Development Director will review the improvement plans to determine substantial compliance with the approved tentative map, conditions of approval and the General Plan of the City and any applicable specific plans. Comments, if any, shall be forwarded to the subdivider in a timely manner. All improvement plans shall in any event be acted on within sixty (60) working days (excluding City recognized holidays) after submittal, except that at least fifteen (15) working days (excluding City recognized holidays) shall be provided for processing any resubmitted improvement plans. These time limits may be extended by mutual consent of the subdivider and the City Engineer. The sixty (60) working days (excluding City recognized holidays) period shall not include any days during which an improvement plan has been returned for correction, has been under review by other than the City, or, following such other review, has been returned to the applicant for correction.

C. The original of the final improvement plans shall be submitted to the Engineering Department for City Engineer approval and signature. Any designs/plans which are required to be approved by the Community Development Director in connection with any conditions of approval shall be submitted to them and be subject to their approval. The subdivider's engineer shall submit to the City Engineer the approved final improvement plans in a format acceptable to the City Engineer.

D. Prior to approval of the final map, all public improvements shall either be completed in compliance with approved improvement plans to the satisfaction of the City Engineer, or, as a condition of final map approval, the subdivider shall enter into a subdivision improvement agreement with the City, in the form prepared by and approved by the City, to ensure timely completion of the improvements at the subdivider's expense.

E. Each subdivider entering into a subdivision improvement agreement with the City shall submit the following information to the City Engineer. This information shall be prepared and certified by a registered civil engineer:

1. List of uncompleted improvements.

2. Unit cost, quantity, and total cost of each unfinished improvement.

F. The subdivider shall submit to the City Engineer two (2) copies of the agreement signed by them along with improvement security in a form specified in Chapter 5 of the Subdivision Map Act and acceptable to the City Attorney. Except as otherwise required by Chapter 5 of the Subdivision Map Act, the amount of the improvement security for faithful performance of the agreement shall be one hundred percent (100%) of the total estimated cost of improvements and additional security for payment to the contractor, subcontractors and persons furnishing labor, material or equipment for the improvements, in the amount of fifty percent (50%) of the total estimated cost of the improvements. Before acceptance of the subdivision improvements, the subdivider also shall file with the City Engineer a surety bond or certificate of deposit in the amount of ten percent (10%) of the total estimated cost of the improvements for the guarantee and warranty of the work for a period of one year following the completion and acceptance of improvements against any defective work or labor done or defective materials furnished.

G. Security provided by the applicant pursuant to this section shall be released as provided in Section 66499.7 of the Subdivision Map Act. (Ord. 2024-002, 9-20-2024)

Before the expiration of an approved or conditionally approved tentative map, the subdivider shall cause the real property included within the map, or any part thereof, to be surveyed and a final map conforming to the approved or conditionally approved tentative map to be prepared and filed for approval by the City Council. (Ord. 2024-002, 9-20-2024)

The subdivider may file multiple final map applications relating to an approved or conditionally approved tentative map if the subdivider, at the time the tentative map was filed, informed the Community Development Department of their intent to file multiple final maps, or after filing of the tentative map, the Community Development Director, the City Engineer and the subdivider concur to the phasing of the subdivision and the filing of multiple final maps. The Director and the City Engineer may impose any reasonable conditions relating to the filing of multiple final maps. (Ord. 2024-002, 9-20-2024)

A final map conforming to the requirements of this Section and Section 11.04.170 (Final Map Description and Contents) of this Chapter and public improvement plans conforming to the requirements of this Section and Section 11.04.130 (Improvements) of this Chapter shall be submitted to the Engineering Department in the format and number of copies specified by the City Engineer. The application shall contain all the information specified for the application by the City Engineer, unless the City Engineer waives any of the information requirements. The application shall be accompanied by the fee established by the Master Fee Schedule. (Ord. 2024-002, 9-20-2024)

A. Description.

1. The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor, shall be based on a survey, and 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.

2. The size of each sheet shall be eighteen inches (18") by twenty-six inches (26"). A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin or one inch. The scale of the map shall be large enough to show all details clearly, and enough sheets shall be used to accomplish this end. The number of sheets 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. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and seals required by the subdivision map act, by this title or by other provisions of law shall appear on the first sheet and may be combined where appropriate.

B. Survey Required. A complete and accurate field survey of the land to be subdivided shall be made in conformity with the California Professional Land Surveyor's Act.

C. Information Required.

1. Index And Location Map.

a. If more than two (2) sheets are used to show the actual layout of the streets and lots, an index shall be used showing the relationship of the sheets.

b. A location map shall appear on the map, showing the relative position of the land to be subdivided with the rest of the section or sections in which it lies and also the surrounding existing subdivisions (if any), including their names and tract numbers. The location map shall include all survey information which was necessary to actually set the exterior control monuments of the new subdivision. The location map shall show City boundaries crossing or adjoining the subdivision.

c. Affidavits, certificates, acknowledgments, endorsements, acceptance of dedication and seals required by law, the Subdivision Map Act, by this title or by other provisions of law shall appear on the first sheet.

2. Subdivision Name; Exterior Boundaries. The subdivision name, if one is used, and the tract number shall conspicuously appear on each sheet of the final map. On one (1) of the sheets, there shall be a legal description of the exterior boundaries of the area subdivided. The exterior boundary of the land to be divided shall be indicated by a border one-eighth of an inch in width.

3. Lots And Blocks. Each lot shall be numbered or lettered consecutively beginning with lot no. 1; except, that when the final map is an additional phase of an existing subdivision, the lot numbers shall commence with the next number higher than in the preceding phase. The area of each lot shall be shown on the final map.

Blocks, if used, shall be consecutively lettered, or numbered. Each block and each parcel shall be shown completely on one sheet.

4. Public Dedications. The final map shall show the width, location, and the names (without abbreviation) or other sufficient designation of the following:

a. New streets.

b. Public areas and easements.

c. Adjoining streets.

d. All other existing streets, easements, rights of way and other real property interests to be dedicated for public purposes.

5. Technical Information.

a. The dimensions of all lot lines, subdivision perimeter and centerline of streets shall be shown in feet and decimals thereof to the nearest one one hundredth of a foot (0.01') and bearings to the nearest second. If a course is a curve, the radius, length of curve or bearing and length of chord, and central angle shall be shown. If the ends of a curve are not tangent to the preceding or following courses and the chord along with its bearing and length are not shown, the radial of the end of the curve, with its bearing, shall be shown.

b. All required information shall be shown in full for all portions of the map. No ditto marks shall be used with respect to any required information.

c. The width of each street right of way shall be shown indicating the widths on each side of the centerline. If additional right of way for an existing street is offered for dedication, the original right of way and the additional right of way width offered for dedication shall be shown along with the total width of the new right of way.

d. The final map shall clearly show existing monuments or other evidence found on the ground to confirm the boundaries of the subdivision. The corners of adjoining subdivisions or portions thereof shall be indicated on the final map and ties shown.

e. Survey monuments shall be established and shown at the following locations:

(1) Intersection of street centerlines.

(2) Beginning and ending of curves or intersection of tangents on street centerlines.

(3) Any other locations required by the City Engineer.

6. Record Of Easements. The final map shall show the location, width, and sidelines of all easements to which the lots are subject. Easements for storm drains, sewers and other purposes shall be denoted by broken lines. Each easement shall be clearly labeled and identified, and if already of record, proper reference to the records shall be given. Easements being offered for dedication shall be indicated in the statement of dedication.

7. Abandonment Of Public Streets and Easements. The final map shall adequately delineate any public streets or public easements to be left in effect after the subdivision. The filing of the final map shall constitute abandonment of all public streets and public easements not shown on the final map, provided that a written notation of each abandonment is listed by reference to the recording data or other official record creating these public streets or public easements and certified on the map by the City Clerk. Before a public easement vested in another public entity may be abandoned pursuant to this Subsection, the applicant shall notify the public entity of the proposed abandonment. The applicant shall submit with the final map written verification that the public entity has received the notice. No public easement vested in another public entity shall be abandoned in compliance with this Subsection if that public entity objects to the proposed abandonment.

D. Certificates on Final Map. The final map shall contain or be accompanied by all certificates required by the Subdivision Map Act. It shall also contain any other certificates that may be required by the Planning Commission or City Council.

E. Statements on Final Map. The following statements shall be on the final map or in a separate document or map sheet:

1. Owner Statement. Subject to Section 66436 of the subdivision map act, a statement signed by all parties having record title interest in the land subdivided, consenting to the preparation and recordation of the map and dedication to the public of specific parcels or easements.

2. Engineer or Surveyor Statement. A statement, signed and sealed by the engineer or surveyor responsible for preparation of the final map, as provided in Section 66441 of the Subdivision Map Act.

3. City Engineer or City Surveyor Statement. A statement, signed by the City Engineer and/or City Surveyor, that the map was examined by them and the subdivision as shown is substantially the same as it appeared on the approved tentative map and, if required, any approved alterations thereof, and that all the provisions of the Subdivision Map Act, this Title and any other local ordinance applicable at the time of approval of the tentative map have been complied with, and that they are satisfied that the map is technically correct.

4. Planning Commission Statement. A statement signed by the secretary of the Planning Commission, indicating the date of the meeting in which the tentative map was approved.

5. City Clerk Statement. If any real property is offered for dedication for public use on the final map or by a separate instrument, a statement signed by the City Clerk on the final map stating that the City Council approved the map and accepted, accepted subject to improvement, or rejected on behalf of the public any of the real property offered for dedication. (Ord. 2024-002, 9-20-2024)

The City Engineer shall review the final map and subsequent submissions of the map and will recommend approval when they determine that the final map complies with all requirements of Sections 11.04.160 (Final Map Application) and 11.04.170 (Final Map Description and Contents) of this Chapter. The public improvement plans shall be subject to review and approval by the City Engineer prior to acceptance of the final map. The final map shall be reviewed and subject to acceptance by the City Engineer prior to City Council consideration of the final map. (Ord. 2024-002, 9-20-2024)

The Community Development Director shall review the final map to determine its substantial conformance with the approved tentative map and the conditions of approval imposed by the Planning Commission and/or City Council. If the Director determines that the final map is in substantial conformance with the approved tentative map, that all conditions of approval have been met or performed, and that the final map has been recommended for approval by the City Engineer, the Director shall present it to the City Council with their recommendation. If a subdivision improvement agreement is proposed, it shall be presented to the City Council in the same meeting as the final map. (Ord. 2024-002, 9-20-2024)

The City Council shall, at the meeting at which it receives the final map or at its next regular meeting after the meeting at which it receives the final map, review the final map and approve it if it conforms to the approved or conditionally approved tentative map and if all requirements and conditions imposed on the subdivision pursuant to this Title and the Subdivision Map Act have been met or performed. If the final map does not conform, the City Council shall disapprove the map; provided that the City Council may waive such nonconformance and approve the map if the City Council finds that the nonconformance is the result of a technical and inadvertent error which, in the determination of the City Council does not materially affect the validity of the map. The City Council shall take action on any subdivision improvement agreement related to the subject subdivision prior to taking action on the final map. If the City Council disapproves the final map, it shall include with such disapproval a finding identifying the failure(s) to conform and/or requirements or conditions which have not been met or performed. If the City Council approves the final map, it shall at the same time accept, accept subject to improvements, or reject any offer of dedication by the subdivider. (Ord. 2024-002, 9-20-2024)

A. Upon approval of the final map by the City Council, the City Clerk shall execute the appropriate certificate on the certificate sheet and shall, pursuant to the provisions of Map Act Section 66464, have an authorized agent of the City transmit the map to the Fresno County Board of Supervisors for recordation. The following shall also be transmitted to the Fresno County Board of Supervisors:

1. A title guarantee by a qualified title company, for the benefit of the City, certifying that the signatures of all persons whose consent is necessary to pass clear title to the land and all acknowledgments appear on the proper certificates and are correctly shown on the map and affidavits to a dedication.

2. Fresno County tax compliance certification request.

3. All other data, documents and other matters required to be filed with the city engineer in conjunction with the final map, as may be required by law. (Ord. 2024-002, 9-20-2024)

Upon completion and acceptance of the improvements required by a subdivision improvement agreement, the subdivider shall request the City Engineer to issue a notice of completion. Unless the subdivision improvement agreement provides a different time, completion and acceptance of the improvement and filing of the notice of completion must take place within twenty-four (24)-months of the signing of the agreement, or a new agreement, improvement security and required fee shall be provided for the City Council's approval. (Ord. 2024-002, 9-20-2024)