CHAPTER 11-6 FINAL AND PARCEL MAPS

Multiple final or parcel maps relating to an approved or conditionally approved official tentative map may be filed prior to expiration of the official tentative map if: (1) the subdivider, at the time the official tentative map is filed, informs the Advisory Agency of the subdivider's intention to file multiple maps on such tentative map, or (2) after filing the official tentative map, the subdivider and the City Engineer concur in the filing of multiple maps. In providing the notice specified in (1), the subdivider shall not be required to define the number or configuration of the proposed multiple maps.

Section 11-6.03 Parcel Maps Derived from Other Maps.

The filing of a final or parcel map on a portion of an approved or conditionally approved official tentative map shall not invalidate any part of such official tentative map. The right of the subdivider to file multiple maps shall not detract from the authority of the City to impose reasonable conditions relating to filing of multiple maps. (Reference: Government Code Sections 66456.1 and 66463.1).

(Ord. 94-29, eff. 12/15/94)

A parcel map may be compiled from data shown on final maps, records of survey, and parcel maps only if such filed or recorded maps were based upon field surveys and were recorded within the last 15 years. Data from a field survey made within the last 15 years and filed with the County Surveyor may also be used. The 15 year time limit may be waived by the City Engineer if it is shown that record monumentation exists and that existing angles and distances on the ground measure within the required limits of record angles and distances. Parcel maps compiled from filed or recorded data shall conform to the requirements of the Subdivision Map Act and this title.

Section 11-6.04 Form and Content of Final and Parcel Maps.

All other parcel maps shall be based on a field survey made in conformity with the Land Surveyors' Act and shall conform to the requirements of the Subdivision Map Act and this title. (Reference: Government Code Section 66448).

(Ord. 94-29, eff. 12/15/94)

Material, Size, and Scale of Final and Parcel Maps.

Final and parcel maps shall be clearly and legibly drawn, printed or reproduced by a process ensuring a permanent record in black on polyester base film or comparable medium. All signatures shall be made in waterproof opaque ink. (Reference: Government Code Sections 66434(a) and 66445(a)).

The size of each sheet shall be 18 inches by 26 inches. A marginal line shall be drawn completely around each sheet, leaving a blank margin of one inch. (Reference: Government Code Sections 66434(b) and 66445(b)).

No map lettering shall be smaller than 0.08 of an inch high.

(4)

The scale of the map shall be one inch 20, 40, or 100 feet, depending on lot size. A different scale may be used subject to approval by the City Engineer. A graphical scale not less than three inches in length shall be shown in addition to a numerical scale.

Cartographic and Dimensional Information.

Final maps and parcel maps shall contain the following information:

Date of preparation, north point, and scale;

Location and approved names, without abbreviations, of all existing and proposed streets, alleys, and adjoining streets;

Dimensions in feet and hundredths of a foot;

(4)

Dimensions of all lots;

(5)

Centerline data, including bearings and distances;

(6)

Radius, tangent, arc, and central angle of all curves;

(7)

Location of all permanent monuments;

(8)

Ties to and names of all adjacent subdivisions;

(9)

Ties to any City or County boundary lines involved;

(10)

All required certifications;

(11)

The net area of all lots of more than one gross acre and less than 10 gross acres shall be shown to the nearest 1/100 of an acre. The gross area of all lots of more than 10 gross acres shall be shown to the nearest 1/10 of an acre. The net area of all lots less than one gross acre shall be shown to the nearest square foot;

(12)

References to maps previously recorded relative to the property; and

(13)

The location of the designated remainder parcel. This need not be indicated as a matter of survey, but only by deed reference to the existing boundaries of such remainder if such remainder has a gross area of five acres or more.

(c)

Contents of Final and Parcel Maps.

The following information shall be shown on all final and parcel maps.

Boundary Line. The exterior boundary line of the subdivision shall be shown with blue highlighting. (Reference: Government Code Sections 66434(e) and 66445(d)).

Title Sheets. The title sheet shall contain, at minimum, a title block as provided in Section 11-6.04(c)(3) of this chapter, and all certificates required by the Subdivision Map Act.

Title Block. The title block, showing the project name, tract number, and the designation of the latest legal subdivision of which it is a part together with a reference to the legal record of such subdivision, shall appear on each sheet.

(4)

Certificates, Statements, and Acknowledgements. All certificates, statements, and acknowledgements required by the Subdivision Map Act shall appear on the title sheet.

(5)

Key Map and Location Map. When the map consists of more than two sheets exclusive of the title sheet, a key map with lot lines at a scale of one inch equals 500 feet showing the relation of the sheets shall be placed on the first map sheet after the title sheet. Every sheet shall bear a sheet number and shall indicate the total number of sheets comprising the map. Subject to approval of the City Engineer, the scale of the key map may be modified.

A location map at a scale of one inch equals 1,000 feet showing the geographical location of the proposed subdivision and the subdivision access roads shall be placed on the first map sheet after the title sheet.

(6)

City Boundaries. City boundaries adjoining the subdivision shall be properly designated.

(7)

Lot Data. Each parcel shall be shown entirely on one sheet. Sufficient data shall be shown to determine the bearing and length of each lot line on the map. Distances and bearings on the sidelines of the lot which are cut by an easement shall be shown to clearly indicate the actual length of the lot lines. No ditto marks shall be used. No lot in any subdivision shall be divided by the boundary line of a City, County or Special District. The area of each lot shall be provided.

(8)

Lot Numbers. The lots shall be numbered consecutively starting with the number "one" (1), with no omissions or duplications. The numbering shall follow the numbering as shown on the official tentative map, unless otherwise approved by the Director of Community Development. Where the subdivision is a continuation of or an additional phase of a subdivision, the lot numbers shall start with the number immediately following the last or highest lot number of such existing subdivision and in all other respects shall conform with the preceding requirements. The last lot number shall be circled.

Private streets shall be numbered, and shall be noted as private streets. Common lots that do not meet zoning requirements as to size and shape shall also be numbered and noted as "non-buildable" lots.

(9)

Survey Data. Maps shall show the following survey data: 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 portion offered for dedication, the width of the existing right-of-way, and the width each side of centerline; flood control or drainage channels; abandoned oil and water well "no-build" easements; and any other easements appearing on the map. On segments of curves on street sidelines, only the arc length and central angle need to be shown. (Reference: Government Code Section 66434(c)).

(10)

Bearings. The basis of bearings referred to on the final map or parcel map shall be approved by the City Engineer and shall be clearly identified.

(11)

Easements. The location of all existing and proposed easements which are to remain after recordation and which are not within dedicated streets in the subdivision shall be shown by means of broken lines, together with the name of the grantee, the use of the easement and the record reference. 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 easements which parallel property lines, only the easement width need be shown. For easements of a constant width which do not follow property lines, only the centerline of the easement need be described. For all other easements, the widths of easements and the lengths and bearings of the lines thereof shall be clearly labeled and identified. Sufficient ties to locate the easements shall also be provided. Regardless of easement type, if of record, a statement as to the easements shall appear on the title sheet.

The owner's certificate on the final map or parcel map, or by separate instrument for parcel maps (as provided by Section 11-6.06 of this chapter), shall indicate the easements being offered for dedication to public agencies.

(12)

Monuments. All monuments required by the Subdivision Map Act and this title shall be shown and identified as such together with sufficient information so that an engineer or surveyor could locate each monument and readily retrace the survey.

(13)

Established Ties. Whenever the City has established a centerline of a road, street, or other public right-of-way, the data shall be considered in making the surveys and in preparing the final or parcel map. All monuments found shall be indicated as well as references made to maps of public record relating to the monuments. A monument that is found in the field of which there is no public record shall be noted as such. If the points were reset by ties, that fact shall be stated.

(14)

Watercourses and Flooding. Any unimproved natural watercourses wholly or partially within the proposed subdivision shall be indicated. The map shall also show areas within the subdivision which are subject to inundation or flood hazard upon the ultimate development of the watershed.

(15)

Tax Collector's Signature or Letter. The county tax collector's certificate on the title sheet shall be signed and dated with a current date. Alternatively, a current letter signed by the County Tax Collector may be submitted certifying that there are no liens against the subdivision or any part thereof for unpaid state, county, municipal or local taxes, or special assessments collected as taxes, except taxes of special assessments not yet payable. Certification of the amount of taxes and assessments which are a lien but which are not yet payable shall be on the map or submitted with the map when submitted to the City Clerk. A date or letter shall be deemed current if the time is no more than 90 calendar days from the time the map is submitted.

(16)

Required Notes. All notes required by the conditions of approval of the official tentative map shall appear on the final or parcel map.

(Ord. 94-29, eff. 12/15/94)

Section 11-6.05 Accompanying Data.

The following data shall accompany the submittal of final and parcel maps.

Improvement Plans.

Improvement plans required by Section 11-8.02 of this title, together with calculations and additional information required by the City Engineer to properly check the improvement plans and specifications. Two sets of improvement plans are required to be submitted. Improvement plans shall be prepared by a civil engineer registered in the State of California. Improvement plans are processed in accordance with Chapter 8 of this title.

Parcel maps that do not require construction of any public improvements do not require improvement plans.

Evidence of Title.

Section 11-6.06 Dedications and Easements.

Three copies of a title report containing the legal description of the land to be subdivided and showing the names of all persons having any record title interest in such land together with the nature of their respective interests therein. The title report shall be issued by a title company authorized by the laws of the state to write the same.

(Ord. 94-29, eff. 12/15/94)

Dedications.

All dedications or offers of dedication to the City or a governmental agency shall be made by certificate on the final map or parcel map. However, for parcel maps, dedications or offers thereof may be made by separate document recorded prior to or concurrently with the recordation of the parcel map. (Reference: Government Code Section 66439).

Off-site Easements.

Written evidence shall be submitted of rights-of-entry or permanent easements on or across private property not within the proposed subdivision as may be necessary to allow performance of the work necessary to improve the subdivision, to allow for maintenance of the subdivision improvements once completed, to allow for permanent public access to the proposed subdivision, or to allow for and to grant necessary slope rights. This evidence shall be submitted prior to recordation of the map.

In the event impacts are created which would adversely affect adjacent or downstream parcels as a result of the design of the subdivision, the City may require the submission of deeds, easements, or rights-of-way not within the proposed subdivision which are necessary to resolve drainage and erosion impacts created by the subdivision. In all cases, real property interests required shall be roughly proportional to the nature and extent of the impacts created. When required, this evidence shall be submitted prior to recordation of the map. (Reference: Government Code Section 66462.5).

(c)

Street Rights-Of-Way.

Subject to the exceptions listed in subsection (2), rights-of-way for public streets shown on the map shall be offered for dedication free and clear of any prior easements or rights-of-way. Similarly, all rights of direct access to or from controlled access roads where such roads abut lots within the proposed subdivision shall be waived or dedicated.

Exceptions: Notwithstanding the foregoing, the advisory agency, on the advice of the City Engineer, may approve exceptions to subsection (1) upon finding that one or more of the following apply:

(A)

The right-of-way extends through a cross street or other crossing;

(B)

The prior easements or rights-of-way would not conflict with the use of the property offered for dedication as a public street;

(C)

Maintenance or other use of the prior easements of rights-of-way does not have the potential to damage City improvements.

(d)

Park Sites.

All park sites to be dedicated in accordance with Chapter 9 of this title shall be offered for conveyance to the appropriate Public Agency as part of the final or parcel map, or in the case of a parcel map only, by separate document recorded prior to or concurrently with the recordation of the parcel map.

(e)

Storm and Flood Control Channels.

All rights-of-way for drainage or flood control purposes required to be provided pursuant to Section 11-5.07 of this title shall be offered for dedication to either the City or the Santa Barbara County Flood Control and Water Conservation District (SBCFCWCD) as may be appropriate.

All rights-of-way required to be provided by Section 11-5.07 for flood control channels or conduits or laterals thereto which are included in the public facilities element of the General Plan and the SBCFCWCD's standards shall be of fee simple title. However, an offer of dedication of such rights-of-way may be of easement interest in lieu of fee simple title when unusual circumstances warrant and the County Board of Supervisors determines that the offer of dedication of easement interest will be of greater public benefit to the SBCFCWCD.

Section 11-6.07 Final and Parcel Map Processing.

All other rights-of-way for drainage or flood control purposes required by Section 11-5.07 shall be of easement interest. All rights-of-way offered pursuant to this section shall be free of all liens, encumbrances, assessments, easements, and leases, except for public utility easements.

(f)

Private Street Easements.

Easements allowing access to all governmental agencies that provide for the public safety, health, and welfare shall be offered for dedication to the City of Santa Maria over all private streets or lanes serving as access for more than two lots on the final or parcel map. In the case of a parcel map only, this dedication or offer thereof may be granted by separate document recorded prior to or concurrently with the recordation of the parcel map.

(g)

Reciprocal Access, Drainage, and Parking Agreements.

If required as a condition of approval of the official tentative map for the proposed subdivision, the subdivider shall enter into an agreement with the City for reciprocal access and/or parking and/or drainage across the proposed lot lines that will be created by the proposed subdivision. This agreement shall be in the City's standard agreement format, unless another format is approved by the City Attorney. The document shall be recorded prior to, or concurrently with, the recordation of the final or parcel map.

(h)

Other Easements.

All other easements for public use required as a condition of approval of the official tentative map for the proposed subdivision shall be offered for dedication to the City as part of the final or parcel map, or in the case of a parcel map only, by separate document recorded prior to or concurrently with the recordation of the parcel map. This includes, but is not limited to, street tree, utility, flood control, water line, and sanitary sewer easements.

(Ord. 94-29, eff. 12/15/94)

Parcel or Final Map Procedures following tentative map approval shall comply with the current version of the subdivision Map Act.

(Ord. 94-29, eff. 12/15/94; Ord. 2022-04, eff. 7/7/22)

Section 11-6.08 City Council Action.

Procedure.

Following the final or parcel map procedures described in Section 11-6.07 of this title, final maps, parcel maps, and subdivision improvement agreements shall be filed with the City Council for approval or denial.

The City Council shall consider the final map or parcel map and subdivision improvement agreement at a regular meeting subject to legal noticing requirements.

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

Parcel Map Exception.

City Council action is not required for parcel maps that do not require a subdivision improvement agreement because the installation of public improvements is not required or the public improvements are already installed. These parcel maps are processed pursuant to Section 11-6.07 of this chapter.

(c)

City Council Denial.

The City Council shall deny approval of a final or parcel map upon making a finding that it does not comply with the requirements of Section 11-3.03(f) of this title or for failure to substantially meet and perform requirements or conditions which were applicable to the subdivision at the time of approval of the official tentative map. The disapproval for failure to conform to an official tentative map shall be accompanied by a finding identifying the requirements or conditions which have not been met or performed.

Where it appears that the failure of the map to meet any requirement or condition is a result of a technical and inadvertent error which, in the determination of the City Council, does not materially affect the validity of the map, the map may be approved. (Reference: Government Code Section 66473).

(d)

Condominiums, Community Apartments, Stock Cooperatives.

Final or parcel maps for condominiums, community apartment projects, and stock cooperative apartment projects shall not be approved unless the City Council finds that the notices required by Section 66427.1 of the Subdivision Map Act have been given to the tenants of the proposed project.

(Ord. 94-29, eff. 12/15/94)

Section 11-6.09 Recordation.

Upon approval of the final or parcel map by the City Council and receipt of the improvement security and all required fees by the City Clerk in a form acceptable to the City Attorney, the City Clerk shall execute the appropriate certificate on the title sheet and forward the map, or have an authorized agent forward the map, to the County Clerk/Recorder for recordation.