§ 19.156

This Chapter establishes requirements and procedures for Final Parcel Maps and Final Maps. This phase of the subdivision process includes the final design of the subdivision, engineering of public improvements, and the submittal of the subdivision to the City for review and action by the City Council.

A Final Map is required for all Tentative Parcel Maps and Tentative Maps, unless waived by this Chapter or the Subdivision Map Act.

A.

Approvals.

1.

City Engineer. The subdivider shall submit the original tracing of the Final Map, prepared in accordance with the provisions of this Chapter and the Subdivision Map Act, corrected to its final form and signed by all parties required by this Chapter and the Subdivision Map Act, to the City Engineer. After review, the City Engineer shall sign the Final Map and forward it to the City Clerk within 20 days of its submittal if all the following findings can be made:

a.

He/she has examined the map.

b.

The subdivision shown is substantially the same as it appeared on the Tentative Map, including any approved alterations.

c.

All provisions of this Chapter, the Subdivision Map Act applicable at the time of approval of the Tentative Map, and the conditions of approval for the Tentative Map have been complied with.

d.

The improvement agreement and subdivision guarantee have been filed with the City.

e.

The map is technically correct.

2.

City Council. Final Maps shall be filed with the City Council upon the City Engineer's final approval of the findings pursuant to Section 19.156.030.A(1) above. If the required findings have been made, the Council shall accept and approve the Final Map and the improvement agreements at the meeting at which it

receives them or at its next regular meeting. No Final Map shall be approved without prior or concurrent approval of its associated improvement agreement.

3.

Filing with County Recorder. Upon approval of the Final Map by the City Council and receipt of the improvement security by the City Engineer, the City Clerk shall execute the appropriate certificate on the map and forward it to the County Recorder for recording.

B.

Multiple Final Maps (Section 66456.1 of the Subdivision Map Act). Multiple Final Maps relating to an approved Tentative Map may be filed prior to the expiration of the Tentative Map if:

1.

The Community Development Director (Director) is informed in writing of the subdivider's intention to file multiple Final Maps prior to approval of the Tentative Map; or

2.

In the event that the intention to file multiple Final Maps is not disclosed prior to Tentative Map approval, multiple Final Maps may be filed if both the developer and the City Engineer agree on the phasing, and the proposed phasing plan does not substantially affect the conditions of approval as established by the approving authority or alter the implementation of any environmental mitigation measures established by the project CEQA determination and approval. The subdivider shall not be required to define the number or configuration of the proposed multiple Final Maps. However, the City may impose reasonable conditions, such as the sequence of map approvals, relating to the filing of multiple Final Maps.

A.

Preparation. After approval of a Tentative Map and prior to its expiration, the subdivider may submit a Final Map of the subdivision or any portion of it. The Final Map shall be prepared by a licensed land surveyor or state-registered civil engineer and shall be in substantial compliance with the approved Tentative Map. If the Final Map does not include the entire area of the approved Tentative Map, the subdivider shall obtain a suffix number to the tract number from the City Engineer.

1.

Size and Materials. Final Maps shall be clearly and legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black ink on tracing cloth or polyester base film. All signatures shall be made in waterproof opaque ink and coated to ensure permanent legibility. The size of each sheet shall be 18 inches by 26 inches. A line shall be drawn around each sheet leaving a blank margin of 1 inch. The scale of the map shall be large enough to show details clearly, but not less than 1 inch equals 100 feet with all lettering a minimum of 1/8 inch in height. A different scale may be used with the approval of the City Engineer.

2.

Boundary Line. The exterior boundary lines of a subdivision shall be clearly shown on the Final Map. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys.

3.

Title Sheets. The title sheet shall contain the certificates required by the Subdivision Map Act and a title block with the parcel or tract number.

4.

Key Map. When the Final Map consists of more than two sheets exclusive of the title sheet, a key map showing the relation of the sheets shall be placed on the first map sheet. Also a location map at a scale of 1 inch equals 800 feet and indicating the geographical location and tract access roads of the proposed subdivision shall be placed on the first map sheet. Every sheet shall be numbered with a sheet number and the total number of sheets, e.g., 1 of 5, 2 of 5.

5.

Survey Data. Final Maps shall show the bearing and distance of the centerline of all streets; arc length, tangent, radius and central angle of all curves; the bearings of radial lines to each lot corner on a curve; the total width of each street, the width of the portions offered for dedication, the width of the existing right-ofway and the width on each side of the centerline; the width of right-of-way of drainage channels; and any other easements appearing on the map. The basis for bearings referred to on the Final Map shall be approved by the City Engineer and shall be clearly delineated and identified on the map. At least one exterior boundary line shall be monumented prior to recording the Final Map. Other monuments shall be set as required by the City Engineer.

6.

Data for Lots. Sufficient data shall be shown to determine readily the bearing and length of each lot line on the Final Map. Each lot shall be shown entirely on one sheet and to scale. Distances and bearings on the lot lines of a lot which are cut by an easement shall be shown to clearly indicate the actual length of the lot line. No ditto marks may be used.

7.

Easements. Easements including but not limited to public utilities, private sewers, television cable and drainage shall be shown on the Final Map by means of broken lines, together with the name of the vestee, the use of the easement and the record reference, if any. The length, width and bearings of easement lines shall be shown with sufficient ties to locate the easement and shall be clearly labeled and identified on the Final Map. A statement of the easements of record shall appear on the title sheet.

8.

Monuments. All monuments required by the Subdivision Map Act and this Chapter shall be clearly shown and identified on the Final Map together with sufficient information to readily locate each monument. Whenever the City Engineer has established a centerline for a street or alley, that data shall be used in the

survey and in preparing the Final Map. All monuments found shall be indicated and proper references made to field notes or maps of public record relating to the monuments. If points were reset by ties, that fact shall be stated.

9.

City Boundaries. City boundaries crossing or adjoining the subdivision shall be clearly designated on the Final Map.

10.

Watercourses. Any unimproved natural watercourses wholly or partially within the proposed subdivision shall be indicated on the Final Map. The map shall also show areas within the subdivision that are subject to inundation or flood hazard.

11.

Parcel Numbers and Lot Numbers. Lots shall be numbered consecutively, commencing with the number "1" with no omissions or duplications. Lots used for streets, alleys or other uses shall be lettered.

12.

Additional Information. The following information shall be included on the Final Map:

a.

Date of preparation, north arrow and scale

b.

Location and names of all existing and proposed streets and alleys, and adjoining streets and alleys

c.

Dimensions in feet and hundredths of a foot

d.

Dimensions of all lots or parcels

e.

Centerline data, including bearings and distances

f.

Radius, tangent, arc and central angle of all curves

g.

Suitable primary survey control points

h.

All required certifications

i.

The area of all lots or parcels

B.

Standard Practices. All surveys and all drafting done in connection with the preparation of a Tentative Map, a Final Map and/or improvement plans to be submitted in compliance with this Chapter shall be done in conformance to the standard practices and principles of land surveying and drafting.

C.

Final Map Preparation; Field Survey. All Final Maps shall be based on a field survey made in conformity with the Land Surveyors Act. This requirement may be waived if the City Engineer determines that sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the map and if at least one of the exterior boundary lines can be established from an existing monumented line.

D.

Final Parcel Map Dedications; Acceptance or Rejection. At the time the City Council approves a Final Map, it shall also accept, accept subject to improvement, or reject any offer of dedication. The City Clerk shall certify on the map the action of the Council.

E.

Information to be Submitted with Final Map:

1.

Improvement Plans. Improvement plans and specifications required by this Chapter along with calculations and additional information to assist the City Engineer in properly checking the improvement plans shall be submitted with the Final Map.

2.

Improvement Agreement. All agreements and securities required by the Subdivision Map Act and this Chapter shall be submitted with the Final Map.

3.

Preliminary Engineering Geology Report. A preliminary engineering geology report shall be prepared in compliance with Subsection 19.154.030.E (Soils and Geology Reports).

4.

Preliminary Soil Report. A preliminary soil report prepared in compliance with Subsection 19.154.030.E (Soils and Geology Reports).

5.

Tax Lien Letter. A current letter from the San Bernardino County Tax Assessor's Office, certifying that there are no tax liens against the subdivision or any part of it for unpaid state, county, or City taxes or special assessments, shall be submitted with the Final Map. The letter is deemed to be current if it is no more than 30 days old when submitted.

6.

Subdivision Guarantee. A Preliminary Subdivision Guarantee and a Title Report containing the legal description of the land being subdivided shall be submitted with the Final Map. The Subdivision Guarantee shall show the names of all persons having any record title interest in the subdivision together with the nature of their respective interests. The Subdivision Guarantee shall be for the benefit of the City in an amount of at least $1,000.00 and shall cover all lands to be dedicated for public use.

7.

Deeds. Whenever land, easements or rights-of-way are to be dedicated for public use or whenever access to land, easements or rights-of-way are to be granted to public agencies, all such land, easements or rights-of-way not dedicated or granted by the owner's certificate on the Final Map shall be granted by deeds submitted with the Final Map.

8.

Off-site Easements. Written evidence of rights-of-entry or permanent easements on or across private property not within the proposed subdivision shall be submitted with the Final Map. Rights-of-entry or permanent easements are required to allow performance of the work necessary to improve the subdivision, to allow for the maintenance of the subdivision improvements after completion, to allow for permanent public access to the proposed subdivision and to grant necessary slope rights.

9.

Utility Statements. A statement from each utility system and cable television company stating that the easements shown on the Final Map are satisfactory for service to the proposed subdivision shall be submitted with the Final Map.

10.

Fire District Clearance. A statement from the Twentynine Palms Fire Department stating that adequate fire protection facilities have been planned for the proposed subdivision shall be submitted with the Final Map.

11.

Dedication of Easements for Public Use. All title, rights and easements, including any necessary off-site title, rights and easements, shall be offered for dedication at the time the Final Map is offered for approval. The City Clerk shall certify on the map the action of the City Council.

Covenants, Conditions and Restrictions (CC&Rs). Any CC&Rs shall be reviewed and approved by the City Attorney prior to approval of the Final Map. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads and the exterior of all buildings, if appropriate.

13.

Assessment Districts. Prior to recordation of the Final Map, the subdivision shall be annexed, at the owner's expense, to the appropriate assessment district to provide for street light, landscaping and/or other applicable maintenance. Such maintenance may be performed by a homeowners association formed by the owner/developer; in such case the owner/developer shall enter into an agreement with the City which provides that if the homeowners association does not perform any required maintenance, then the City may activate the assessment district to provide such maintenance.

Chapter 19.158 - Reversion to Acreage