§ 12.20

The form, contents, accompanying data, and filing of the final map shall conform to the Subdivision Map Act and this title.

The final map shall be prepared by or under the direction of a qualified registered civil engineer.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.101)

(a)

Multiple final maps relating to an approved tentative subdivision map may be filed before the expiration of the tentative subdivision map if:

(1)

The subdivider, at the time the tentative map is filed, notifies the Community Development Director and the City Engineer in writing of the subdivider's intention to file multiple final maps on the tentative subdivision map, and is authorized to have phases by conditions of the map; or

(2)

After filing and before approval of the tentative subdivision map, the Community Development Director, the City Engineer and the subdivider concur in the filing of multiple final maps.

(b)

The City may impose reasonable conditions relating to the filing of multiple final maps.

(c)

The filing of a final map on a portion of an approved tentative subdivision map shall not invalidate any part of the tentative subdivision map. Each final map which constitutes a part of the approved tentative subdivision map shall have a separate tract number. The subdivision improvement agreement shall provide for the construction of improvements to constitute a logical and orderly development of the whole subdivision. The City Engineer may require recordation of a deferred improvement agreement for the public improvements to be constructed with later phases, and the posting of security for those improvements. The performance of all conditions must be completed by the time of the last final map.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.102)

An accurate and complete survey of the land to be subdivided shall be made by a qualified registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1:10,000 for field closures and 1:20,000 for calculated closures.

At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments, conforming with the standards of the Business and Professions Code, so that another engineer or surveyor may readily retrace the survey. The monument for at least one exterior boundary line shall be set in place before the acceptance of the public improvements or before recording the final map, whichever is determined appropriate by the City Engineer. Other monuments shall be set as required by the City Engineer and the City design documents.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.103)

The form of the final map shall conform to the Subdivision Map Act and as follows.

The final map shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. Certificates, affidavits and acknowledgments may be legibly stamped or printed upon the map with opaque ink. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.

The size of each sheet shall be eighteen (18″) inches by twenty-six (26″) 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 (1″) equals one hundred inches (100″) (except for key sheets) 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. When four (4) or more sheets

including the certificate sheet are used, a key sheet shall be included. All printing or lettering on the map shall be of one-eighth inch (⅛″) minimum height, or one-tenth inch ( 1/10 ″) when mechanically drawn, and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings. The final form of the final map shall be as approved by the City Engineer.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.104)

The contents of the final map shall conform to the Subdivision Map Act and as follows:

(a)

Boundary. The boundary of the subdivision shall be designated by a heavy black line, one-sixteenth inch (1/16″) thick, in such a manner as not to obliterate figures or other data.

(b)

Title. Each sheet shall have a title showing the subdivision 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 Tracy, San Joaquin County, California."

(c)

Certificates and acknowledgments. All certificates and acknowledgments shall be made as required by the Subdivision Map Act (Sections 66433 et seq.) and shall appear only once on the cover sheet.

(d)

Scale, north point and basis of bearings. There must appear on each map sheet the scale and the north point. Horizontal and vertical control for subdivisions shall be based upon the City of Tracy coordinate system and at least three second order Class 1 control points establishing the "basis of bearing" and shown as such on the final map. The final map shall also identify surveyed ties from two (2) of the control points to a minimum of two (2) separate points adjacent to or within the subdivision.

(e)

Linear, angular and radial data. Sufficient linear, angular and radial data shall be shown to determine the bearings and lengths of monument lines, street centerlines, the boundary lines of the subdivision, the boundary lines on every lot and parcel which is a part of the subdivision, and ties to existing monuments used to establish the boundary. Arc length, radius and total central angle and radial bearings (where necessary) of all curves shall be shown. Ditto marks shall not be used in the dimensions and data shown on the map.

(f)

Monuments. The location and description of all existing and proposed monuments shall be shown. Standard City monuments shall be set at, or on City Engineer approved offsets, the following locations:

(1)

The intersection of street centerlines;

(2)

Beginning and end of curves;

(3)

At other locations as may be required by the City Engineer.

(g)

Lot numbers. Lot numbers shall begin with the number one in each subdivision and shall continue consecutively with no omissions or duplications except where contiguous lands, under the same ownership, are being subdivided in successive units, in which event lot numbers may begin with the next consecutive number following the last number in the preceding unit. A lot created for a public purpose may be designated by a letter. Each lot shall be shown entirely on one sheet of the final map, unless approved by the City Engineer.

(h)

Adjoining properties. The adjoining comers 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.

(i)

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

(j)

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

(k)

Easements and dedications. Easements for public or private use may be required. Easements shall be offered for dedication to the public, for acceptance by the City or other public agency, and the use shall be specified on the map. Private easements shall be granted.

If property is dedicated in fee for certain public purposes, a certificate as required by Government Code Section 66477.5 shall be attached to the final map.

If at the time the final map is approved, any street, path, alley, park or storm drainage easement or right-ofway is not accepted by the City Council, the offer of dedication shall remain open and the City Council may, by resolution at any later date, accept and open the street, path, alley, park, storm drainage easement, or right-of-way for public use, which acceptance shall be recorded in the office of the County Recorder.

The City may accept any dedication lying outside the subdivision boundary which requires a separate grant deed. The acceptance shall be recorded in the office of the County Recorder.

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, e.g., recorder's serial number and date, or book and page of official records.

An easement not disclosed by the records in the office of the County Recorder and found by the surveyor or engineer to be existing, shall be specifically designated on the map, identifying the apparent dominant tenements for which the easement was created.

The sidelines or centerline of each easement of record shall be shown by dashed lines on the final map with the width, length and bearings of record when available. The width and location of each easement shall be approved by the City Engineer.

(l)

Open space areas. Open space areas, including greenbelts and open space corridors, may be shown, subject to the approval of the City. Such areas shall be offered as open space easements unless otherwise specified in the approval of the tentative subdivision map. Unless the City prefers public ownership and public maintenance, the subdivider shall establish the financial mechanism for the long term maintenance of the open space areas. Examples include payment of the appropriate fees and assessments to allow such land to be included within an open space maintenance assessment district, or granting of the open space to a homeowners association which would be responsible for maintenance.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.105)

The subdivider shall submit prints of the final map to the City Engineer for checking. The preliminary prints shall be accompanied by the following data, plans, reports, and documents in a form as approved by the City Engineer and, where applicable, the City Attorney.

(a)

Improvement plans. Improvement plans as required by Section 12.36.020.

(b)

Soil report. A soils report.

(c)

Title report. A title report not more than 30 days old, showing the legal owners at the time of submittal of the final map.

(d)

Tax certificate. Before the map is submitted to the City Council for approval, the subdivider shall: (1) submit a tax certificate from the county tax collector stating that all taxes and assessments due have been paid

pursuant to Government Code Section 66492; and (2) provide verification that he or she has executed and filed with the clerk of the county board of supervisors security for taxes and assessments pursuant to Government Code Section 66493. The tax certificate shall be less than thirty (30) days old.

(e)

Deeds for easements or rights-of-way. Deeds for off-site easements or rights-of-way required for road or drainage purposes which have not been dedicated on the final map. 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 facility. These documents shall be provided by the time of the second plan check, or earlier if required by the City Engineer.

(f)

Traverse closures. Traverse closures for the boundary blocks, lots, easements, street centerlines and monument lines.

(g)

Hydrology and hydraulic calculations. Complete hydrology and hydraulic calculations of all storm drains, retention basins and storm drainage channels. Where applicable and circumstances have not changed, the subdivider may use the calculations shown in the storm drainage master plan.

(h)

Governing documents. For a cooperative apartment project, condominium, stock cooperative, or conversion, the proposed declaration of covenants, conditions and restrictions containing the provisions described in Section 1353 of the Civil Code, and all other governing documents for the subdivision, as are appropriate pursuant to Section 1363 of the Civil Code; for all other subdivisions any declaration of covenants, conditions and restrictions proposed in connection therewith. All governing documents shall be subject to review and approval by the City Engineer and City Attorney.

(i)

Guarantee of title. A guarantee of title, in a form acceptable to the City Engineer and City Attorney, shall be issued by a competent title company to and for the benefit and protection of the City and shall be continued complete up to the instant of recording of the final map, guaranteeing that the names of all persons whose consent is necessary to pass a clear title to the land being subdivided, and all public easements being offered for dedication, and all acknowledgments thereto, appear on the proper certificates and are correctly shown on the map, both as to consents as to the making thereof and affidavits of dedication where necessary.

(j)

Improvement agreement. If the required public improvements have not been completed before the approval of the final map (or financially assured through the formation of an assessment district or otherwise), an agreement in accordance with the requirements of the City design documents shall be filed for the

improvement thereof. The subdivider shall secure the performance of the agreement in accordance with the requirements of the City design documents.

(k)

Liability agreement and insurance.

(1)

A hold-harmless agreement acceptable to the City Engineer and City Attorney obligating the subdivider to hold the City and its officers, agents and employees harmless from any liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider and/or the subdivider's subcontractors in connection with the subdivision.

(2)

A certificate of insurance or contractual liability endorsement acceptable to the City Attorney naming the City as additional insured and reporting to the City the amount of insurance the subdivider carries for the subdivider's own liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider or his subcontractors in connection with the subdivision. The insurance shall provide for a minimum of one million dollars ($1,000,000.00) per occurrence. Such insurance policies shall not be canceled or materially changed without thirty (30) days advance written notice to the City Attorney.

(l)

Environmental assessment. The subdivider shall provide a Level 1, and if necessary a Level 2, environmental assessment of any property proposed to be dedicated, whenever required by the City Engineer.

(m)

Other information. The subdivider shall provide: (1) any additional data, reports, or information as required by the Department, City Engineer or City Attorney; and (2) all requirements covered within the City design documents.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.106)

The City Engineer shall review the final map, and the subdivider shall make corrections and/or additions until the map conforms to this chapter and the conditions or approval, as determined by the City Engineer. Only upon complete submittal of the final map, including all agreements, plans, securities and easements, acceptable to the City Engineer is timely filing of the final map considered to have been made.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.107)

The subdivider shall submit to the City Engineer the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map. Original signatures shall appear on the original drawing and on any duplicates. In consultation with the Community Development Director, the City Engineer shall insure conformance with the tentative subdivision map.

If the environmental assessment provided under Section 12.20.060 shows an unacceptable level of hazardous or toxic contamination on property proposed for dedication, the City may require the subdivider to clean up the property or to revise the project and to dedicate an alternate site.

Upon receipt of all required certificates and submittals, the City Engineer and the Community Development Director shall sign the appropriate certificates.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.108)

The final map approved by the City Engineer as complying with the approved tentative map shall be filed with the City Council for approval after all required certificates have been signed. The date the map shall be deemed filed with the City Council is the date of the council meeting at which the City Council receives the map. The City Council shall consider approval of the subdivision improvement agreement and improvement security concurrently with the approval of the final map.

If the subdivision improvement agreement and final map are approved by the City Council, the Council shall authorize the City Manager to execute the agreement on behalf of the City.

If the subdivision improvement agreement and/or final map is unacceptable, the City Council shall make its recommended corrections, instruct the City Engineer to draft a new agreement and/or revise the final map and defer approval until an acceptable agreement and/or final map has been resubmitted.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.109)

Upon approval of the final map by the City Council, the City Clerk shall execute the appropriate certificate on the certificate sheet and shall, subject to the provisions of Section 66464 of the Subdivision Map Act, transmit the map, or have an authorized agent transmit the map, to the County Recorder.

(Ord. 934 C.S. § 1 (part), 1996: prior code § 12-5.110)

Chapter 12.24 - PARCEL MAPS

Sections: