Salinas Municipal Code § 31-402 Final maps

The submittal, form and contents, and approval of tentative or vesting tentative maps shall be governed by the provisions of this Article 4 and the Subdivision Map Act, Sections 66452 through 66452.24. All provisions applicable to tentative maps shall also be applicable to vesting tentative maps. Vesting tentative maps shall additionally comply with all provisions of Article 5 of this chapter.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

A tentative or vesting tentative map and final map shall be required for all subdivisions creating five or more lots, five or more condominiums as defined in Section 783 of the California Civil Code, a community apartment project, as defined in Section 4105 of the Civil Code, containing five or more dwelling units, or the conversion of a dwelling to a stock cooperative, as defined in Section 4190 or 6566 of the Civil Code, containing five or more dwelling units, except that a parcel map in accordance with the requirements of Article 6 of this chapter shall be required for those subdivisions listed in Section 66426 of the Subdivision Map Act.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

An application for a tentative map shall be initiated by submitting an application to current planning in accordance with Article 3. The application shall be reviewed in accordance with the requirements and procedures established in this chapter and the Subdivision Map Act.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The tentative map shall be prepared by a registered civil engineer authorized to practice land surveying or licensed land surveyor in a manner acceptable to the city and in accordance with this chapter and the Subdivision Map Act. It shall be based upon a survey and shall conform to all of the following provisions:

(a) It shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black ink on a sheet form approved by the city planner. Certificates, affidavits, and acknowledgments may be legibly stamped or printed upon the map with opaque ink.

(b) The minimum size of each sheet shall be eighteen inches by twenty-six inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall be large enough to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. Date, north arrow, and subdivision boundaries shall be clearly marked, dimensioned and labeled as shall property corner and street centerline monuments. Street centerline monuments shall conform to the requirements in City Standard Specifications, Design Standards, and Standard Plans (Appendix A). Property corner monuments shall be of a metallic non-decaying substance.

(c) All survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all interior and exterior boundary lines appearing thereon shall be shown including: bearings and distances of straight lines, radii and arc length or chord bearings and length for all curves, and ties to existing monuments used to establish the subdivision boundaries.

(d) Each lot shall be numbered and each block may be numbered or lettered. Each street shall be named or otherwise designated, as approved by the street naming committee in accordance with Article VIII of Chapter 30 of this Code.

(e) The exterior boundary of the land included within the subdivision shall be indicated by distinctive symbols and clearly so designated. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys. If the map includes a "designated remainder" parcel, and the gross area of the "designated remainder" parcel or similar parcel is five acres or more, that remainder parcel need not be shown on the map and its location need not be indicated as a matter of survey, but only by deed reference to the existing boundaries of the remainder parcel. A parcel designated as "not a part" shall be deemed to be a "designated remainder" for purposes of this section. A designated remainder shall be of sufficient size and geometry to be viably developed in accordance with the standards of the zoning district in which the property is located.

(f) A title which shall contain the subdivision name, type of subdivision, and tract number.

(g) Name and mailing address of legal owner, subdivider, and person preparing the map, including registration or license number.

(h) Sufficient legal description to define the boundary of the proposed subdivision.

(i) Existing and proposed land use.

(j) A vicinity map showing roads, adjoining subdivisions, towns, creeks, railroads, and other data sufficient to locate the proposed subdivision and show its relation to the community.

(k) Existing topography and physical setting of the proposed site and at least one hundred feet beyond its boundary, including but not limited to:

(1) Existing contours at two-foot intervals if the existing ground slope is less than ten percent and at not less than five-foot intervals for existing ground slopes equal to or greater than ten percent. Existing contours shall be represented by dashed lines or by screened lines;

(2) Type, circumference, and dripline of existing trees. Any trees proposed to be removed shall be so indicated;

(3) The location and outline of existing structures identified by type. Structures to be removed shall be so marked;

(4) The approximate location of all areas subject to inundation or stormwater overflow and the location, width, and direction of flow of each water course, including top of bank, the centerline of water course, and any one hundred-year floodplain. Two-, ten-, and one hundred-year flood levels shall be shown;

(5) The width and location of the one hundred-foot setback required from riparian and wetland habitat in accordance with Subsection 37-50.180(h) of the zoning code and city NPDES permit requirements;

(6) The location, pavement, right-of-way width, grade, and name of existing streets or highways;

(7) The widths, location, and identity (purpose) of all existing easements with record references and proposed easements if known;

(8) The location, slope and size of existing sanitary sewers, water mains, and storm drains. The approximate slope of existing sewers and storm drains shall be indicated;

(9) The approximate location of existing overhead and/or underground utility lines and street lighting on peripheral streets;

(10) The approximate location of the fifty-five, sixty, sixty-five, seventy, and more than seventy CNEL (Community Noise Equivalent Level) contours, if any. Each CNEL contour over seventy shall be denoted at five decibel intervals.

(l) Proposed improvements to be shown shall include, but are not limited to:

(1) The location, grade, centerline radius, and arc length of curves, pavement, right-of-way width, and name of all streets. Typical pavement structural sections and typical street sections of all streets shall be shown;

(2) The location and radius of all curb returns and cul-de-sacs;

(3) The location, width, and purpose of all easements;

(4) The approximate layout, area, and dimensions of each lot and of each building site. The map shall show the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, the top and toe of cut and fill slopes to scale, retaining walls as required, and the number of each lot and the general layout of post construction best practice management features to address storm water development standards with applicable easements; the development also requires a Preliminary Storm Water Control Plan (PSWCP);

(5) In the case of zero lot line, common interest development, green court, row house, and similar developments, the map shall show the location of all existing and proposed building footprints and the number of dwelling units being constructed. The city planner may require other developments to show the location of existing and proposed building footprints where needed to evaluate the map.

(6) In the case of commercial development, the map shall designate all areas proposed for vehicular circulation and parking, for pedestrian circulation (including pedestrian access, circulation, and accessibility to on site buildings/features), bicycle circulation and parking, and for buffer strips and other landscaping.

(7) Proposed contours at two-foot intervals shall be shown if the existing ground slope is less than ten percent and not at less than five-foot intervals for existing ground slopes of ten percent or more. A separate grading plan may be submitted showing both existing and proposed contours and elevations;

(8) Proposed recreation sites, trails, and parks for private or public use;

(9) Proposed common areas and areas to be dedicated to public open space;

(10) The location and size of sanitary sewers, water mains, and storm drains including manholes and connection points; include stormwater facilities to address city SWDS and NPDES requirements. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated.

(m) The name or names of any geologist or soils engineer whose services were utilized in the preparation of the design of the tentative map.

(n) All lettering size shall be one-eighth inch minimum height.

(o) If the subdivider plans to develop the site in phases, the proposed phases and their proposed sequence of construction shall be shown.

(p) An applicant may, upon formal application, request the waiver of one or more tentative map requirements which are determined by the city planner and city engineer not to be essential to the application. The city planner may, as a part of the determination of completeness, approve or deny the requested waiver.

(q) The city planner may also require other drawings, data, or information as deemed necessary to evaluate the requested subdivision.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The tentative map shall be accompanied by the following data or reports:

(a) Street names. A list of potential street names for any unnamed street or alley. The city planner shall submit the list to the street naming committee for comment and recommendations to be approved by city council in accordance with Article VIII of Section 30 of this Code.

(b) Soils report. A preliminary soils report prepared in accordance with the city's grading standards shall be submitted to the city engineer.

(1) The preliminary soil report shall be prepared by a civil geotechnical engineer who is registered by the state, and be based upon adequate test borings or excavations. The preliminary soil report may be waived if the city engineer determines that, due to the knowledge of the city as to the soil qualities of the subdivision, no preliminary analysis is necessary. The city engineer may require additional information or reject the report if it is found to be incomplete, inaccurate, or unsatisfactory. The report is required to provide analyses to address NPDES permit requirements.

(2) The city engineer may require additional soils reports for the tentative map if the city engineer determines that additional soils information is required to evaluate the proposed design and improvement of the subdivision.

(c) Title report. A preliminary title report, showing all parties with a legal or equitable interest and all easements, covenants, and other encumbrances and interests in the property at the time of filing the tentative map.

(d) Engineering geology and/or seismic safety report. If the subdivision lies within a moderate or higher seismic hazard area, as shown in the, Seismic Hazard Zones of the General Plan Safety Element, a preliminary engineering geology and/or seismic safety report shall be prepared, unless waived by the city engineer. If said report indicates the presence of geologic hazards or seismic hazards, an engineering geology and/or seismic safety report specifying mitigation measures for each lot shall accompany the tentative map.

(e) School site. The subdivider shall obtain from the school districts serving the subdivision their intention, in writing, concerning the necessity for a school site, if any, within the subdivision and shall present this information to the city planner prior to the consideration of the tentative map by the planning commission.

(f) Environmental review information. The subdivider shall provide additional data, information, and reports, and deposit and pay fees as may be required to comply with CEQA and for the preparation and processing of environmental review documents, including but not limited to biotic reports and surveys, archaeological and paleontological studies, etc. as deemed necessary by the city planner or city engineer.

(g) Hazardous materials and air pollution. For subdivisions that include nonresidential development, the subdivider shall provide information regarding hazardous materials and hazardous air emissions as required by Section 65850.2(b) of the Government Code.

(h) Hazardous waste and substances statement. The subdivider shall submit a signed statement indicating whether the subdivision is located on a site that is included on a list compiled pursuant to Section 65962.5 of the Government Code and, if the project is included on such a list, specifying the list.

(i) Common interest development projects. Any tentative map for a common interest development shall be accompanied by site plans and elevations showing the size, height, and location of all proposed buildings, driveways, parking, landscaping, open space, and walls, number of existing and proposed dwelling units, and other pertinent information in sufficient detail to determine the height and square footage of each structure and its conformance with existing plans, regulations, and ordinances;

(j) Conceptual (preliminary) stormwater control plan. A conceptual stormwater control plan for NPDES compliance in accordance with the City's stormwater development standards.

(k) Other reports. Any other data or reports deemed necessary by the city planner or city engineer.

Subsections (a), (b), (d), and (e) of this section shall not apply to condominium conversions.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

This subsection is applicable to any subdivision that includes a proposed residential development of more than five hundred dwelling units. For any such subdivision, the city council shall require that a sufficient water supply be available, based on written verification from the applicable public water system purveyor, and pursuant to the procedures, definitions, and provisions of Section 66473.7 of the Subdivision Map Act. Any subdivider subject to this subsection shall provide such reports and data as deemed necessary by the city planner and city engineer to enable the required findings to be made.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The city planner shall distribute the tentative map for review by other agencies as follows:

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Within five days after the tentative map application has been determined to be complete, the city planner shall forward copies of the tentative map and its proposed improvements to affected public agencies and utilities, including any public agency that has filed a map with the city pursuant to the Subdivision Map Act indicating the territory in which it wishes to make recommendations. The city planner shall request recommendations for improvements to serve the proposed subdivision. Within fifteen days after receiving the notice, the affected public agencies and utilities may review the map and may make recommendations to the city regarding the effect of the proposed subdivision upon the public agency or utility. The city council shall consider the recommendations from the public agency or utility before acting on the map.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Within five days after the tentative map application has been determined to be complete, the city planner shall send a notice of this determination to the governing board of any elementary, high school, or unified school district within the boundaries of which the subdivision is proposed to be located. The notice shall also contain information about the location of the proposed subdivision, the number of units, density, and any other information which would be relevant to the affected school district. Within fifteen days after receiving the notice, the school district may review the map and may make recommendations to the city regarding the effect of the proposed subdivision upon the school district. The city council shall consider the recommendations from the school district(s) before acting on the map. The failure of any school district to respond within fifteen days shall be deemed acceptance of the proposed subdivision.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The city planner shall review the application for completeness in accordance with Section 31-303, review of applications for completeness, shall complete environmental review in accordance with Section 31-305, environmental review, and shall also review the application for compliance with all applicable general and specific plans, zoning, and other city ordinances, this chapter, and the Subdivision Map Act consistent with Section 31.304, conformance with city plans and ordinances. After the application and environmental review are complete, the city planner shall set the time, date, and place of the public hearing before the planning commission in accordance with the deadlines for action provided in Section 31-306, deadlines for processing and action. Notice of the hearing shall be given as provided in Section 31-307, public notice requirements.

Any public hearing may be continued from time to time and shall not require additional notification, consistent with Section 31-306, deadlines for processing and action.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

(a) The planning commission shall review the tentative map and the staff recommendations at a public hearing. Following the public hearing, the planning commission shall make a written recommendation to the city council to approve, approve with conditions or modifications, or deny the application as submitted or in modified form and shall make written findings in support of its recommendation in accordance with Section 31-401.10, required findings.

(b) The planning commission may modify or delete any of the conditions of approval recommended by the city planner, except conditions required by city ordinance; by city-approved policies and standards; or by the city engineer relating to public health and safety. The planning commission may add additional requirements as a condition of its recommended approval.

(c) In the event that a majority of a quorum of the planning commission fails to vote to approve, conditionally approve, or deny an application, the result shall be no action taken by the planning commission, and the application shall be forwarded without a recommendation directly to the city council with a record of the commission's proceedings. The presence of a majority of the total appointed members of the planning commission shall constitute a quorum.

(d) The planning commission shall act within the time limits specified in Section 31-306, deadlines for processing and action.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

(a) By the date of the next regular meeting of the city council following the filing of the planning commission's report on the tentative map, the city planner shall fix the meeting date at which the tentative map will be considered at a public hearing, which shall be held within thirty days thereafter. The city council, by resolution, shall approve, conditionally approve, or disapprove the tentative map within the thirty-day period and shall make written findings in support of its decision in accordance with Section 31-401.10, required findings. However, the thirty-day period shall not commence until the city has certified an environmental impact report, negative declaration, or mitigated negative declaration regarding the proposed map; or determined that the map application is statutorily or categorically exempt from CEQA or otherwise not subject to CEQA review.

(b) Following the conclusion of the public hearing, the city council shall approve, modify, or deny the planning commission's recommendation, provided that a substantial modification not previously considered by the planning commission shall be referred to the planning commission for a written recommendation prior to a decision on the tentative map (such a modification may require additional environmental review in accordance with CEQA as determined by the city planner), provided that the time limits for action established by Subsection 31-401.9(a) above can be met or the applicant agrees to an extension of the time limits pursuant to Section 31-306.4, extension of deadlines.

(c) If the tentative map is approved, a notice shall be sent to the subdivider, the subdivider's engineer or surveyor, and any other party requesting such notice consistent with the requirements of Section 31-311, notice to applicant of action on tentative map [or parcel map]. If the tentative map is denied, the subdivider, the subdivider's engineer or surveyor, and any other party requesting such notice shall be so notified in writing.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

A planning commission recommendation for approval or conditional approval of a tentative map and city council approval or conditional approval of a tentative map shall be supported by all of the following findings:

(a) The proposed map is consistent with the general plan or any applicable specific plan, the zoning code, this chapter, the Subdivision Map Act, and other applicable provisions of this code.

(b) The design or improvement of the proposed subdivision is consistent with the general plan, standard specifications, design standards, standard plans, development regulations, and any applicable specific plan.

(c) The site is physically suitable for the proposed type of development.

(d) The site is physically suitable for the proposed density of development.

(e) The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. However, the city council may approve a tentative map even if it is unable to make this finding if an environmental impact report was prepared for the project, and a finding was made that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report that would mitigate damage to the environment or to fish and wildlife and their habitat.

(f) The design of the subdivision or the type of improvements is not likely to cause serious public health problems.

(g) The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection the city council may approve the map if it finds that alternative easements for access through, or for use of, the property 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.

(h) The waste discharge from the proposed subdivision into a municipal separated sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board. Sanitary sewers must meet acceptance by Monterey Regional Water Pollution Control Agency (MRWPCA).

(i) Storm drainage system meets the city's NPDES permit and SWDS at the time of council consideration.

(j) If the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, open-space easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the tentative map.

(k) If the tentative map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the tentative map.

In the event that one or more of the findings included in this section cannot be made to support approval or conditional approval of the tentative map, the map shall be denied.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Approved and conditionally approved tentative maps shall expire and may be extended pursuant to Section 31.312, expiration of tentative map approval; Section 31.313, discretionary extensions of tentative map approval; and Section 31-314, statutory extensions of tentative map approval and Sections 66452.6 through 66452.24 of the Subdivision Map Act.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Minor amendments to an approved tentative map may be administratively approved by the city planner and city engineer upon application by the subdivider, provided:

(a) No lots, units, or building sites are added.

(b) The revised tentative map substantially conforms to the approved tentative map.

(c) All findings required by Section 31-401.10 can be made.

(d) No significant environmental impacts will result from the change, and no additional environmental review is required by CEQA.

(e) The amendment is consistent with the requirements of this chapter and the zoning code.

The amendment shall be indicated on the approved tentative map and certified by the city planner and the city engineer.

Amendments of the tentative map other than minor amendments shall be presented to the planning commission and city council for approval in accordance with the provisions for processing a new tentative map. Any approved amendment shall not alter the expiration date of the tentative map, nor relieve the burden of responsibility by the subdivider or the subdivider's successor in interest to complete all conditions of the tentative map.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The submittal, form, contents, accompanying data, and filing of the final map shall conform to the provisions of this section. The final map shall be timely filed prior to the expiration of tentative map approval pursuant to Section 31-312, expiration of tentative map approval. The final map shall be prepared by or under the direction of a registered civil engineer authorized to practice surveying or licensed land surveyor, shall show the location of streets and property lines bounding the property and shall substantially conform with the approved or conditionally approved tentative map and the requirements of the zoning code in effect at the time the tentative map application was determined or deemed to be complete.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Final maps shall be submitted to the development-engineering division of the public works department, located at the permit center. The city engineer shall determine the number of prints of the final map and other documentation required at the time of final map submittal.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Multiple final maps relating to an approved or conditionally approved tentative map may be filed with the city engineer prior to the expiration of the tentative map if:

(a) The subdivider, when the tentative map was submitted to the city, informed the planning commission of the subdivider's intention to file multiple final maps on such tentative map; or

(b) When the tentative map was submitted to the city, the city and the subdivider concurred in the filing of multiple final maps.

In providing such notice, the subdivider shall not be required to define the number or configuration of the proposed multiple final maps. The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of such tentative map. The right of the subdivider to file multiple final maps shall not limit the authority of the city to impose reasonable conditions relating to the filing of multiple final maps.

The city may reasonably consider the sequence of final map approvals in order that any improvement agreement executed by the subdivider shall provide for the construction of improvements as required for the logical and orderly development of the entire subdivision.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer authorized to practice land surveying, 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. The allowable error of closure on any portion of the final map shall not exceed one ten thousandth for field closures and one twenty-thousandth for calculated closures.

At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments per Subsection 31-401.3(b) to conform to the standards described in Section 8771 of the Business and Professions Code so that another engineer or surveyor may readily retrace the survey. The engineer or surveyor shall also set additional monuments as required by the city engineer. At least one exterior boundary line of the land being subdivided shall be adequately monumented or referenced prior to recording the final map. All property corners shall be monumented prior to acceptance of the subdivision improvements by the city council. Other monuments shall be set as required by the city engineer. The subdivider shall comply with Subdivision Map Act Chapter 4, Article 9, Monuments, sections 66495 through 66498 in its entirety.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The final map shall be prepared by or under the direction of a registered civil engineer authorized to practice land surveying or licensed land surveyor, shall be based upon a survey, and shall conform to all of the following provisions:

(a) It shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on polyester base film such as vellum, Mylar, or other form as approved by the city engineer. Certificates, affidavits, and acknowledgements may be legibly stamped or printed upon the map with opaque ink. The ink surface shall be coated with a suitable substance to assure permanent legibility. In addition to polyester base film, four sets of paper prints shall be submitted.

(b) The size of each sheet shall be eighteen by twenty-six inches. A marginal line shall be drawn completely around each sheet leaving an entirely blank margin of one inch. The scale of the map shall be not less than one inch equals one hundred feet or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown.

(c) All survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all interior and exterior boundary lines appearing thereon shall be shown, including bearings and distances of straight lines, radii and arc length or chord bearings and length for all curves and any information which may be necessary to determine the location of the centers of curves, and ties to existing monuments used to establish the subdivision boundaries.

(d) Each lot shall be numbered and each block shall be numbered or lettered. Each street shall be named or otherwise designated. Space for the subdivision number shall be provided together with the description of the real property being subdivided.

(e) The exterior boundary of the land included within the subdivision shall be indicated by distinctive symbols and clearly so designated. The exterior boundary of the land included within the subdivision shall not include a designated remainder or omitted parcel that is designated or omitted under Section 66424.6 of the Subdivision Map Act. The designated remainder or omitted parcel shall be labeled as a designated remainder parcel or omitted parcel. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys. If the map includes a "designated remainder" parcel, and the gross area of the "designated remainder" parcel or similar parcel is five acres or more, that remainder parcel need not be shown on the map and its location need not be indicated as a matter of survey, but only by deed reference to the existing boundaries of the remainder parcel. A parcel designated as "not a part" shall be deemed to be a "designated remainder" for purposes of this section.

(f) 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 on prints and other reproductions made from the original drawings.

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

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

(i) The following certificates shall appear only once on the cover sheet:

(1) Owner's statement. A statement, signed and acknowledged by all parties having record title interest in the land subdivided, consenting to the preparation and recordation of the map, offering for dedication to the public all parcels of land shown on the final map and intended for any public use, and indicating that development shall comply with the specific planning-level entitlements e.g. Specific Plan, Conditional Use Permit, Planned Use Development, etc.. Exceptions to this requirement shall be as provided in Section 66436(a) of the Subdivision Map Act;

(2) Trustee's certificate. A certificate, signed and acknowledged by either the holder of beneficial interests under trust deeds or the trustee and/or trustees under trust deeds at the time of the city council approval of the final map, consenting to the recording of the map and any offers of dedications;

(3) Engineer's or surveyor's statement. A statement by the engineer or surveyor responsible for the survey and final map in accordance with Section 66441 of the Subdivision Map Act. The statement shall give the date of the survey, state that the survey and final map were made by or under the direction of the engineer or surveyor, and that the survey is true and complete as shown. The statement shall also state that all the monuments are of the character and occupy the positions indicated, or that they will be set in those positions on or before acceptance of the public improvements. The statement shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced.

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

(5) City engineer's statement or certificate. A certificate for execution by the city engineer (or the city surveyor if the city engineer is unable to sign) in accordance with the requirements of Section 66442 and Section 66442.5 of the Subdivision Map Act;

(6) City surveyor's certificate. A certificate for execution by the city engineer.

(7) Planning commission certificate. A certificate for execution by the secretary of the planning commission certifying that the subdivision is substantially the same as it appeared on the tentative map as reviewed by the planning commission and approved by the city council.

(8) City clerk's certificate. A certificate for execution by the city clerk stating the date of the resolution adopted by the city council approving the final map and stating that the city council accepted, subject to improvement, or rejected on behalf of the public, any real property offered for the dedication for public use in conformity with the terms of the offer of dedication;

(9) Tax letters. Letters from county assessor's office and/or tax collector's office stating that all taxes due have been paid or that a tax bond assuring the payment of all taxes which are a lien but not yet payable has been filed with the county; and

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

(j) There must appear on each map sheet the scale, the north arrow, and the basis of bearing defined in terms of one of the following:

(1) A line on an existing map of record. The reference line shall be a line between any two existing monuments which have been made a part of the current survey and have been shown on the map. The bearing and distance of the reference line shall be shown on the map with a description of found monuments to justify the basis of bearing use for the map, and if the distance is also on record, it shall be so stated. The map shall identify and describe found monuments and used to tie the survey into other maps and adjacent development. Maps acceptable for reference purposes are final maps, parcel maps, records of survey maps, city or county surveyor or engineer maps, and State Highway Department Coordinate Control maps.

(2) The California Coordinate System. When this system is used, the map shall show the line or lines connecting the survey to the control stations used, showing the grid bearings between them, and the relationship between grid north and astronomic north (theta angle). Should coordinates be shown for points established on the map, the control scheme by means of which the coordinates were determined must also be shown on the map. The map perimeter shall show at least four widely spaced corner points. (Refer to Section 8813 of the Public Resources Code. Section 8817 of the Public Resources Code required NAD 83 on all new surveys and new mapping projects effective January 1, 1995. The Federal Geodetic Control Subcommittee (FGCS) was formerly the Federal Geodetic Control Committee.)

(k) 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, 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.

(l) Monuments. The location and description of all existing and proposed monuments shall be shown. All monuments shown as "found" on the map shall be described as to type, material, height relative to the ground surface, stamping/tagging, with reference to a record map, appropriate recorded document or field book where the monument was shown as having been set or accepted for use as the corner cited. If no record can be found to substantiate the monument, indicate same by stating "no reference." The untagged monuments used for control or accepted as corners should be tagged by the preparer. Standard city monuments shall be set at the following locations or at city engineer-approved offsets to these locations:

(1) The intersection of street centerlines;

(2) Beginning and end of curves or intersection of tangents or centerlines;

(3) At other locations as may be required by the city engineer.

(m) All lots and, wherever practicable, blocks in their entirety shall be shown on one sheet. Lot numbers shall begin with the number one in each block of the subdivision and shall continue consecutively within each block and with no omissions or duplications except where contiguous lands, under the same ownership, are being subdivided in successive units, in which even lot numbers may begin with the next consecutive number following the last number in the preceding unit. Block numbers shall begin with the number one in each subdivision and continue consecutively throughout all tracts, with no omissions or duplications. Each lot shall be shown entirely on one sheet of the final map, unless approved by the city engineer.

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

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

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

(q) All easements of record shall be shown on the map, together with the name of the grantee and sufficient recording data to identify the conveyance, such as recorder's serial number and date, or book and page of official records. The sidelines of all easements of record shall be shown by dashed lines on the final map with the widths, lengths, and bearings of record.

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

(s) A written notation of any abandonment of a public street or public easement, certified to on the map by the city clerk, in conformance with Section 66434(g) of the Subdivision Map Act.

(t) Dedications of, and offers to dedicate interests in, real property for specific uses by the city or other public agency, signed and acknowledged by all parties having any record title interest in the real property and meeting the requirements of Section 66439 of the Subdivision Map Act, subject to the exclusions in Section 66436 of the Subdivision Map Act.

(u) Notation or reference to additional information required by this chapter, e.g. owner's statement, and as required by Section 66434(f) of the Subdivision Map Act.

(v) All other data that is or may be required by law.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

The final map shall be accompanied by the following data, plans, reports, and documents in a form as approved by the city engineer. The city engineer may waive requirements for the final map if the location of the property and the nature of the proposed subdivision or other documentation demonstrate that compliance with the requirements is not necessary.

(a) Improvement plans. Improvement plans as required by Article 10 of this chapter.

(b) Soils report.

(1) Soil investigation. If the preliminary soil report prepared for the tentative map indicated the presence of critically expansive soils or other soil problems, rocks, or liquids containing deleterious chemicals, as described in Subsection 31-401.4(b), soils report, the soil investigation shall recommend corrective action which is likely to prevent structural damage to dwellings proposed to be constructed on the expansive soil. Two copies of the report shall be filed with the city engineer. Additionally, any other soils report required by the conditions of tentative map approval shall be provided.

(2) Approval of soil investigation. The city engineer, upon the concurrence of the building official, shall approve the soil investigation if it determines that the recommended corrective action is likely to prevent structural damage to each dwelling to be constructed on each lot in the subdivision and requires that the corrective actions be incorporated into the construction of each structure. The city engineer and/or building official may require additional corrective action if required to prevent damage to structures.

(c) Improvement agreement. Proposed improvement agreement in conformance with the requirements of Article 10 of this chapter for any subdivision improvements or improvements required by other conditions of approval that will not be completed prior to recordation of the final map or parcel map.

(d) Title report. A preliminary title report in the name of the owner of record showing all parties with a legal or equitable interest and all easements, covenants, and other encumbrances and interests in the property at the time of filing the final map.

(e) Improvement bond estimate. The improvement bond estimate shall include all improvements within public rights-of-way, easements, or private common areas, and utility trench backfill as provided by the developer, except for those utility facilities installed by a utility company under the jurisdiction of the California Public Utilities Commission. Letters from utility companies stating that all costs for facility installations have been paid shall be submitted to the city for their records.

(f) Deeds for easements or rights-of-way. Deeds for off-site easements or rights-of-way required for road, drainage, SWDS/NPDES features, or other purposes which have not been dedicated on the final map; and written evidence acceptable to the city in the form of rights-of-entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the improvements.

(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 of all storm drains, including those related to Low Impact Development requirements under the city's NPDES permit.

(i) Organizational documents. Any proposed declaration of covenants, conditions, and restrictions, and all other organizational documents for the subdivision in a form as prescribed by Section 4200 et seq. of the Civil Code. All documents shall be subject to review by the city engineer, city planner, and city attorney.

(j) Additional information. Any additional data, reports, or information as required by the city engineer or city planner to ensure compliance with conditions of tentative map approval, this chapter, or the Subdivision Map Act.

(k) Filing fee. Payment of all fees as required by the city for the processing and plan check/map check costs necessary to complete and record the final map.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

(a) Concurrent with review of the final map, the subdivider shall also submit any proposed improvement agreement so that the city engineer may determine its conformance with the requirements of Article 10 of this chapter.

(b) Upon receipt of the final map application, the city engineer shall have sixty working days to review all supporting improvement plans and documentation, except that the city engineer shall have at least fifteen working days to review any resubmitted plan. Following initial review, the city engineer shall provide comments and corrections to the subdivider's engineer, who shall in turn make corrections until the map and all supporting documents are acceptable to the city engineer. The sixty working days shall not include any days in which plans have been returned to the subdivider's engineer for correction or those days for which the plans are subject to review by agencies other than the city. The time limits specified in this section for acting on improvement plans may be extended by mutual consent of the subdivider and the city engineer.

(c) The city engineer shall approve the final map and deem it as "filed" only after it has been determined that the map and supporting documents substantially comply with the approved tentative map and all conditions of approval and comply with the provisions of this chapter and the Subdivision Map Act.

(d) Once deemed acceptable by the city engineer, the subdivider's engineer or surveyor shall submit the original tracings of the map, corrected to the final form and signed by all parties required to execute the certificates on the map, to the city engineer. A suitable electronic file (on appropriate computer file storage device e.g. CD or flash drive) of the map compatible with the city's Computer Aided Design (CAD) system and layering format shall also be submitted.

(e) The city engineer and secretary of the planning commission shall sign the appropriate certificates, and the city engineer shall transmit the original to the city clerk to be placed on the next available city council agenda.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

(a) After the city engineer finds that the final map conforms to the approved or conditionally approved tentative map, and all required certificates or statements on the final map have been signed and, where necessary, acknowledged, the city engineer shall file the final map with the city clerk for city council approval.

(b) At its next regular meeting following the filing of the map with the city clerk, the city council shall consider the final map and improvement agreements along with all offers of dedication. The map and Subdivision Improvement Agreement (SIA) are typically processed concurrently to the city council - both for approval. If the city council determines that the final map is in substantial conformance with the approved tentative map, all conditions of approval, the Subdivision Map Act, and the provisions of this Code that were applicable to the subdivision at the time of the approval of the tentative map, it shall approve the final map. If the final map does not so conform, the city council shall disapprove the map, accompanied by a finding identifying the requirements that are not met. The council may waive the provisions of this section when the final map fails as a result of technical and inadvertent error which, as determined by the city council, does not materially affect the validity of the map.

(c) The city council may accept, accept subject to improvements, or reject any or all offers of dedication, including offers of dedication lying outside the subdivision boundary which require a separate grant deed. The city council may also accept, accept subject to modifications, or reject all improvement agreements. If the improvement agreements and the final map are approved by the city council, it shall instruct the mayor to execute the improvement agreements on behalf of the city.

(d) If at the time the final map is approved, any offers of dedication are rejected by the city council, the offer of dedication shall remain open and the city council may, by resolution at any later date, rescind its action and accept the dedication for public use. This acceptance shall be recorded in the office of the county recorder. However, certain offers of dedication providing public access to public resources must be accepted within the time limits required by Section 66477.2 of the Subdivision Map Act.

(e) If at the time the final map is approved, the city council accepts property dedicated to the city in fee, the city engineer shall record any certificates required by Section 66477.5 of the Subdivision Map Act and as described in Section 31-801.5, Acceptance of dedications; certificates of dedication and reconveyance.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)

Upon approval of the final map by the city council, the city clerk shall execute the appropriate certificate on the certificate sheet, and the city engineer shall forward the map and all other required documents (as determined by the city engineer) to the county recorder for recordation. Acceptance of the final map by the county recorder shall be certified on the face of the map.

(Ord. No. 2585 (NCS), § 1, 12-13-2016)