San Mateo Municipal Code Ch. 26.52 Final Map

The subdivider may cause a final map to be prepared pursuant to the conditions of approval of the tentative map, the provisions of this title, and the Subdivision Map Act. The final map, together with the prescribed fees and deposits, shall be filed with the City engineer. The failure to file a final map within the time limit specified in this chapter or the state Subdivision Map Act, or any extension granted pursuant to this chapter, shall terminate all proceedings and the approval of the tentative map shall expire. Before a final map may thereafter be recorded, a new tentative map shall be submitted for review pursuant to this chapter. The final map shall be prepared by a registered civil engineer or licensed land surveyor and shall be based upon a field survey, unless otherwise approved by the City engineer. Return of a map filed within the time period provided by this chapter or the state Subdivision Map Act in order to correct minor technical deficiencies will not be considered a failure to file within the required time limit if the converted map is filed within 30 days of return to the applicant.

prior code § 139.37

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

(b) The size of each sheet shall be eighteen by twenty-six inches.

(c) A border line shall be drawn, completely around each sheet leaving an entirely blank margin of one inch on all sides.

(d) The scale of the map shall be such that it shall clearly show all details of the subdivision.

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

(f) The tract name and number, scale and northpoint shall be shown on each sheet.

(g) The map shall be so made and shall be in such conditions when filed that clear legible prints and negatives can be made therefrom.

prior code § 139.39

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

(1) Title of the subdivision, comprised of the tract name and the tract number, if any, followed by the words "City of San Mateo, San Mateo County, California".

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

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

(4) Affidavits, certificates, acknowledgements, endorsements, references to soils and geological reports, acceptances, dedications, and notarial seals required by law and this Title:

(A) Certificates. In addition to the requirements and limitations of the Subdivision Map Act, the following certificates shall appear:

(i) The signature of the applicant's engineer or surveyor, unless accompanied by his or her seal, shall be acknowledged.

(ii) Director of Community Development Certificate. A certificate for execution by the director of community development stating that he or she has found the final map to conform substantially with the approved tentative map; and

(iii) County Recorder's Certificate. A certificate for execution by the county recorder stating that the map has been recorded in the official records of San Mateo County and indicating the recording date.

(B) Dedications Required. All parcels, easements, or other interests in real property shown on the map and intended for general or limited public use shall be offered for dedication; parcels or common areas not to be offered for sale and reserved for the exclusive use of the owners in the subdivision, their licensees, visitors, tenants, or servants, or intended for other specific uses, shall be so designated. Any street or easement not offered for dedication shall be so designated in the dedication certificate.

(C) Reports. Any reports regarding soils or geologic conditions prepared in support of the tentative or final map application shall be referred to on the map. All references to reports as to soils or geologic conditions shall include the date of the report and the name of the engineer who prepared it.

(5) The bases of bearings used in the surveys.

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

prior code § 139.40

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

(1) The boundary of the tract designated by a one-eighth inch colored border applied on the reverse side of the tracing and inside the boundary line. Such border shall be a density that it will transfer to a blueline print but shall not interfere with the legibility of any data;

(2) Survey data including:

(A) Stakes, monuments, or other evidences found on the ground to determine the boundary of the tract;

(B) Corners of all adjoining properties identified by lot and block number, tract name and number, place of record or by section township and range, or other appropriate and readily understandable designations;

(C) The length of all lot lines;

(D) All other survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all exterior boundary lines appearing on the map, including bearings and distances of straight lines, and radii, central angle, and arc length for all curves, and ties to existing monuments used to establish the boundaries of the tract; and

(E) The centerlines of all streets in and adjoining the subdivision indicating all permanent monuments found or placed in making reference to a map or field book wherever the City has established such a centerline. If any points were reset by ties, the source and detail or relocation data shall be referenced.

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

(4) The locations of streets, pedestrian paths; the names of streets; total width of each street or path; and the width of each side of the centerline, the width of the portion of the street and path being dedicated, and the width of the existing dedication, if any within the subdivision.

(5) The locations and widths of other rights-of-way within the subdivision;

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

(7) The location and widths of utility rights-of-way within the subdivision indicating the name and type of utility;

(8) Any limitations on right of access to and from the streets and other parcels of land;

(9) The location and widths of any nonaccess strips and reserve strips;

(10) The location, widths and names of streets, and the location and widths of paths, and other rights-of-way adjacent to proposed subdivision;

(11) All city boundaries crossing or joining the subdivision clearly designated and located;

(12) Blocks designated by letter or number in alphabetical or numerical order. If the map is to provide for a resubdivision of a pre-existing subdivision, the designation system used in that prior subdivision shall be followed. There shall be no omissions or duplications throughout the subdivision. The numbers shall be solid and of sufficient size and weight to stand out, and shall be so placed as to not obliterate any figure or line, and shall not be enclosed in any design.

(13) Lots numbered in consecutive sequence beginning with the numeral 1 with no omissions or duplications on each block, throughout the subdivision. The numbers shall be solid and of sufficient size and weight to stand out, and shall be so placed as to not obliterate any figure or line, and shall not be enclosed in any design.

(14) Location of all land reserved for parks, schools, conservation easements, or other rights to use.

prior code § 139.41

Ord. 1990-12 §§ 19, 20, 1990

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

(b) The traverse of the exterior boundaries of the tract, and of each block when computed from field measurement of the ground, must close within an error limit of one foot to ten thousand feet of perimeter for balancing the survey.

(c) Whenever the City engineer has established a system of coordinates, then the survey shall be tied into such system.

(d) All monuments, property lines, centerlines of streets, paths and easements adjoining or within such tracts shall be tied into the survey.

(e) Monuments:

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

(2) Monuments and benchmarks may be set after approval of the final map, but not later than the time of completion of the subdivision improvements if at the time of the approval of the final map, the responsible civil engineer or land surveyor has provided the Council with security adequate to ensure that the costs of setting the monuments and benchmarks shall be paid and naming the City as beneficiary of the security. However, in every instance and prior to the approval of the final map the civil engineer or land surveyor shall adequately monument or reference at least one exterior boundary line;

(3) Monuments shall be either: galvanized iron pipe, not less than two inches in diameter, and thirty-six inches long; or, reinforced concrete posts six inches by six inches in cross section and six inches in diameter, and thirty inches long, or an equally durable alternative when approved by the City engineer. All monuments shall have a copper plate or disk securely attached to the top of the monument with a copper dowel or copper nail set in concrete or approved alternate device permanently marking the exact center. All monuments shall be set in approved monument boxes with covers upon which the words "Survey Monument" are engrossed in raised letters. The registration or license number of the engineer or surveyor shall be stamped on the copper plate or disk;

(4) Permanent elevation benchmark, of a type approved by the City engineer and referring to the City datum or mean sea level datum as established by the United States Coast and Geodetic Survey, shall be set in the amount and location satisfactory to the City engineer;

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

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

prior code § 139.42

The filing with the City Engineer shall include:

(1) Three complete sets of blueline or black and white prints of the final map for checking purposes;

(2) A traverse sheet in a form approved by the City engineer giving latitudes, departures and coordinates, and showing the mathematical closure, and area calculations;

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

(4) A statement that all improvements have been completed in accordance with the plans and specifications as approved by the City engineer, or that the subdivider intends to install such improvements and will enter into an agreement with the City guaranteeing the future installation of such improvements;

(5) If the plans, profiles, cross sections, and the specifications for the required subdivision improvements have not been previously submitted and approved by the City engineer, the subdivider shall submit the same;

(6) Three copies of all covenants and restrictions.

(7) A completed checklist as provided by the City Engineer accompanied by all required fees; and

(8) A preliminary guarantee of title from a competent title company dated within thirty (30) days of the date of the filing, certifying that the signatures of all persons whose consent is necessary to pass clear title to the land being subdivided appear on the proper certificates and are correctly shown on said map, both as to consents to the making of the map and affidavits of dedication if applicable. This guarantee shall be offered for the benefit of the City and the protection of the Council and City employees, officers, boards, and commissions, and shall be continued up to the instant of recordation of the map.

prior code § 139.43

Upon receiving the final map from the subdivider or his or her agent, the City engineer shall transmit one complete map to the director of community development who shall examine the map to determine whether it conforms to the tentative map and with all the changes and requirements imposed as a condition of the approval of the tentative map. If it is determined that the final map does not so conform, the subdivider shall be advised of the changes and additions that must be made before the final map can be approved. If it is determined that the map does so conform, the director of community development shall so note on the map and return the copy of the map to the City engineer.Upon receipt of the copy of the map from the director of community development, the City engineer shall review the final map for:

(1) Sufficiency of affidavits and acknowledgements;

(2) Correctness of the survey data, mathematical data, and computations; and

(3) Sufficiency and adequacy of public utility easements as evidenced by certifications by the affected public utilities or private agencies. One copy of the final map shall be returned to the subdivider with either:

(a) Notations as to errors or omissions, and the subdivider shall correct the map before refiling it; or

(b) A statement by the City Engineer that the final map is correct. The subdivider shall then submit the original tracings on polyester base film or comparable process and a complete set of blueline prints on cloth with original signatures on both tracings and prints to the City Engineer for transmittal to the Director of Community Development.

If the final map is found to be correct, the data shown thereon and submitted therewith are sufficient, and all applicable provisions of the Subdivision Map Act and this Title have been complied with, the City Engineer will, within twenty (20) days from the time the corrected final map is submitted to him or her by the subdivider, certify his or her approval on the original tracing and the blueline cloth print of the map and deliver it to the Director of Community Development. The Director of Community Development shall then certify its conformance to the tentative map and file it and the related documents with the City Clerk.

prior code § 139.44

(a) Filing. Upon receipt of the final map and related documents, the City Clerk will put the matter on an agenda of a regular Council meeting for acceptance and filing that is no more than fifteen (15) days after the filing of the final subdivision map with the City Clerk.

(b) Agreements. In the event that the improvements required under this Title have not been installed to the satisfaction of the City Engineer at the time of the filing of the final map for any or all of the portions of a proposed subdivision, the subdivider shall file with the City Clerk at the time of filing the final map with the City Clerk an executed agreement between the subdivider and the City specifying the period within which the subdivider shall complete all improvements and work to the satisfaction of the City. The agreement shall also prescribe that the subdivider shall repair any damage to public roads, streets, and any other public property or improvements that results from, or is incidental to, the construction of the improvements in the subdivision, or in lieu of making such repairs, the subdivider shall pay to the owner of the damaged property or improvements the full cost of repair and restoration. Such an agreement shall also include a performance bond or other improvement security, a labor and materials bond and evidence of insurance coverage for public liability, property damage, and workers compensation in the form and in the amounts generally required of all agreements for public improvements entered into by the City.

(c) Additional Deeds. At the time of the filing of the final map with the City Clerk, the subdivider shall also provide grant deeds for any land or easements required as a part of the subdivision that are not dedicated on the final map itself.

(d) Covenants, Conditions, and Restrictions. At the time of filing the final map with the City Clerk, the subdivider shall also provide the City Clerk with verification that any conditions, covenants, and restrictions to be recorded with the final map have been reviewed by the City Attorney for conformance with City approval conditions, when such conditions expressly require review by the City Attorney.

(e) Council Action. The Council shall take action on the final map at either the meeting before which the Clerk has placed the matter or the next regular Council meeting. The Council will approve the map if it conforms to the tentative map and all applicable provisions of the Subdivision Map Act and this Title. The time limit for action may be extended by mutual agreement of the City and the subdivider. Concurrently with the approval of the final map, the Council will accept or reject such offers of dedication as it deems advisable, and as a condition precedent to the acceptance of any property interests, shall require the subdivider to either improve or agree in writing to improve such interests in the subdivision.

prior code § 139.45

Upon approval of the final map by the Council and if all improvements are in or the required agreement to install all improvements and underlying security has been executed and delivered to the City, the City Clerk will execute the certificate of the City Clerk and have the final map delivered to the County Recorder for recordation. The subdivider shall pay all actual costs of delivery and recordation. The subdivider shall ensure that one complete set of blueline prints on cloth, and one set of reproducible photo mylar tracings or equivalent process are provided to the City Engineer no later than thirty (30) days after recordation, and the subdivider shall pay all costs incurred in the provision of these sets. The subdivider shall also provide two (2) copies of any covenants, conditions, and restrictions that relate to the final map and have been recorded to the City Engineer no later than that time.

prior code § 139.46