Source: http://www.codepublishing.com/CA/SantaCruz/html/SantaCruz23/SantaCruz2316.html
Timestamp: 2018-03-18 21:26:06
Document Index: 735963832

Matched Legal Cases: ['§ 4', '§ 5', '§ 2', '§ 9', '§ 2', '§ 10', '§ 3']

Chapter 23.16 SUBDIVISION PROCEDURES – FIVE OR MORE PARCELS
SUBDIVISION PROCEDURES – FIVE OR MORE PARCELS
23.16.010 Preliminary maps.
23.16.010.1 Submittal.
23.16.020 Tentative subdivision maps.
23.16.020.1 Preparation of map.
23.16.020.2 Form and content.
23.16.020.3 Accompanying data and reports.
23.16.020.4 Submittal of tentative map.
23.16.030 Review – Department of planning.
23.16.030.1 Notification to school district.
23.16.030.2 Subdivision conference.
23.16.040 Zoning board action.
23.16.040.1 General.
23.16.040.2 Public hearing.
23.16.040.3 Findings required.
23.16.040.4 Report to city council.
23.16.050 City council action.
23.16.050.1 General.
23.16.050.2 Notice of public hearing.
23.16.050.3 Approval of tentative map.
23.16.050.4 Findings for denial.
23.16.050.5 Waste discharge determination.
23.16.050.6 Notification of council action.
23.16.050.7 Extension of time for action by city.
23.16.060 Expiration and extensions.
23.16.060.1 Expiration.
23.16.060.2 Extensions.
23.16.070 Final maps.
23.16.070.1 General.
23.16.070.2 Survey required.
23.16.070.3 Form.
23.16.070.4 Contents.
23.16.080 Submittal for city approval.
23.16.080.1 Preliminary submittal.
23.16.080.2 Conformance check.
23.16.080.3 Resubmittal.
23.16.080.4 Approval of original tracing.
23.16.080.5 Approval by city council.
23.16.080.6 Denial by city council.
23.16.090 Recording final map.
23.16.010.1 PRELIMINARY MAPS – SUBMITTAL.
Prior to the filing of an application for a tentative subdivision map, for a subdivision of five or more parcels, the subdivider may submit preliminary plans and data related to the design and improvement for the development to the director of planning and community development for preliminary review and comment. Within twenty-one days, the director of planning shall inform the subdivider of any comments and any changes to the proposed plan deemed appropriate as a result of the preliminary review. Upon receipt of the director’s comments, the subdivider may cause to be prepared a tentative subdivision map pursuant to the provisions of this title. If preliminary plans and data are submitted, the review by the director shall not be considered as part of the time limit specified by Section 23.16.040 herein for zoning board action.
23.16.020.1 TENTATIVE SUBDIVISION MAPS – PREPARATION OF MAP.
The subdivider shall cause the tentative map of the land proposed to be subdivided to be clearly and legibly prepared by a person professionally qualified and competent in the preparation of such maps.
23.16.020.2 TENTATIVE SUBDIVISION MAPS – FORM AND CONTENT.
The tentative map shall be clearly and legibly drawn at an engineer’s scale of between one inch equals one hundred feet and one inch equals forty feet and shall contain not less than the following:
(1) A title which shall contain the subdivision tract number, the subdivision name, and the type of subdivision.
(2) The names and addresses of the owners of record of the land proposed to be subdivided, of the subdivider, and of the person or firm preparing the tentative map.
(3) The date, the north point, contour material, and the graphic scale.
(4) Sufficient legal description to define the boundary of the subdivision.
(5) The names, numbers, intersecting boundary lines of adjacent subdivisions and tracts, and the names of owners of adjacent unplatted land.
(6) Existing and proposed land use and zoning.
(7) Recorded references to all existing easements, use restrictions, any areas previously vacated or abandoned, and three copies of any existing or proposed deed restrictions.
(8) A statement of water source or sources.
(9) A statement of provisions for sewage and sewage disposal.
(10) A vicinity map showing roads, adjoining subdivisions, neighborhoods, creeks, geographical data, railroads, and other data sufficient to locate the proposed subdivision and show its relationship to the community.
(11) Existing topography of the proposed site and at least one hundred feet beyond its boundary including, but not limited to:
(A) Contours at two-foot intervals for ground slope areas between level and five percent; and contours at five-foot intervals for ground slope areas over five percent. Such contours shall relate to the bench mark system established by the city engineer.1
(B) A grading plan may also be required. Existing contours shall be represented by dashed lines or by screened lines.*
(C) Within areas proposed for development, the approximate location and the drip line of all isolated trees with an eight-inch or greater trunk caliper and the outlines of groves, noting the number of trees with an eight-inch or greater trunk caliper. Any trees proposed to be removed shall be so indicated.
(D) The approximate location and outline of existing structures identified by type. Buildings to be removed shall be so marked.
(E) The approximate location of all areas subject to inundation or stormwater overflow, and the location width, and direction of flow of each watercourse.
(F) The location, pavement and right-of-way width, grade, and name of existing streets, highways, and other public ways in and near the subdivision.
(G) The widths, locations, and identity of existing easements.
(H) The location and size of existing sanitary sewers, water mains, and storm drains. The approximate slope of existing sewers and storm drains shall be indicated.
(12) Proposed improvements to be shown shall include, but shall not be limited to:
(A) An indication of the total number of lots proposed.
(B) The location, grade, centerline radius, and arc length of curves, pavement, and right-of-way width, and the names of all streets. Typical sections of all streets shall be shown.
(C) The location and radius of all curb returns and cul-de-sacs.
(D) The location, width, and purpose of all easements.
(E) The angle of intersecting streets if such an angle deviates from a right angle by more than four degrees.
(F) The approximate lot layout, building setback lines, and the approximate dimensions of each lot and of each building site. Engineering data shall show the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, and the top and toe of cut-and-fill slopes to scale, and the number of each lot.
(G) Proposed contours at two-foot intervals shall be shown if the existing ground slope is less than ten percent, and at not less than five-foot intervals for existing ground slopes greater than, or equal to, ten percent. A separate grading plan may be submitted.
(H) Proposed recreation sites, trails, parks for private or public use, and any other proposed public use.
(I) A statement of types and locations of proposed street trees.
(J) The location of any of the foregoing improvements, which may be required to be constructed beyond the boundaries of the subdivision, shall be shown on the appropriate subdivision and vicinity maps.
(K) Proposed common areas and areas to be dedicated to public open space.
(L) The location and size of sanitary sewers, water mains, and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated.
(13) The name or names of any geologist or soils engineer whose services were required in the preparation of the design of the tentative map.
(14) The source and date of existing contours.
(15) The size of all lettering shall be a minimum of one-eighth inch.
(16) A blank space, approximately eight by ten inches in size, shall be provided for certificates, approvals, dates, etc.
(17) If the subdivider plans to develop the site as shown on the tentative map, in phases, then the tentative map shall indicate the proposed phases and their proposed sequence of construction.
(18) The director of planning may waive any of the foregoing tentative map requirements upon making a finding that the type of subdivision is such as not to necessitate compliance with these requirements, or that other circumstances justify such waiver. The director of planning may require other such drawings, data, or other information as deemed necessary, within thirty days of submittal of the tentative map.
23.16.020.3 TENTATIVE SUBDIVISION MAPS – ACCOMPANYING DATA AND REPORTS.
The tentative map shall be accompanied by the following data and reports:
(1) Soils Report. A preliminary soils report prepared in conformance with the city’s grading ordinance shall be submitted. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, could lead to structural defects, the soils report accompanying the final map shall contain an investigation of each lot within the subdivision.
(2) Subdivision Report. A preliminary subdivision report, prepared within three months prior to filing the tentative map.
(3) Engineering Geology and/or Seismic Safety Report. If the subdivision lies within a “liquefaction potential area,” as shown on maps in the Seismic Safety and Safety Element of the General Plan, a preliminary engineering geology and/or seismic safety report shall be prepared in accordance with guidelines established by the department of planning and community development.
If the preliminary engineering geology and/or seismic safety report indicates the presence of geologic hazards or seismic hazards which, if not corrected, would lead to structural defects, an engineering geology and/or seismic safety report shall accompany the final map and shall contain an investigation of each lot within the subdivision.
(4) School Site. The subdivider shall obtain, in writing, from the school districts involved their intention concerning the necessity for a school site, if any, within the subdivision. The subdivider shall present this information to the director of planning prior to consideration of the tentative map by the zoning board.
(5) Environmental Assessment. Pursuant to the provisions of this title, no tentative map shall be deemed complete until the subdivision is found exempt, or until an initial study is completed and a negative declaration or a final environmental impact report (EIR), as appropriate, is prepared, processed, and considered in accordance with the provisions of the California Environmental Quality Act (CEQA). The subdivider shall provide such additional data and information and deposit and pay such fees as may be required for the preparation and the processing of environmental review documents.
(6) Utility Certification. Certification in writing from all utilities that the proposed subdivision can be served adequately and the conditions of service.
(7) Other Reports. Any other data or reports deemed necessary by the director of planning and community development.
23.16.020.4 TENTATIVE SUBDIVISION MAPS – SUBMITTAL OF TENTATIVE MAP.
The tentative map shall be considered complete for filing only when such map conforms to Section 23.16.020.2 herein, in form and content, and when, as required by Section 23.16.020.3 herein, all accompanying data or reports have been submitted to the director of planning.
(1) Within thirty days after such submittal, the director of planning shall determine in writing whether such application is complete.
(2) The subdivider shall file with the director of planning the number of tentative maps the director may deem necessary.
The department of planning and community development shall forward copies of the tentative map to the affected public agencies which may, in turn, forward to the director of planning their findings and recommendations thereon.
23.16.030.1 REVIEW – DEPARTMENT OF PLANNING – NOTIFICATION TO SCHOOL DISTRICT.
Within ten days of the filing of a tentative map, the department of planning shall send notice of the filing of said map to the governing board of any elementary school, high school, or unified school district within the boundaries of which the subdivision is proposed to be located.
(1) The notice shall contain information about the location of the proposed subdivision, number of units, density, and any other information which would be relevant to the affected school district.
(2) The school district may review the notice and may send a written report thereon to the agency required by law to approve such tentative map. The report shall indicate the impact of the proposed subdivision on the affected school district and shall make such recommendations as the governing board of the district deems appropriate.
(3) In the event that the school district fails to respond within twenty days from receipt of notice of the tentative map, such failure shall be deemed to be approval of the subdivision by the school district.
(4) The zoning board shall consider the report from the school district in recommending approval or conditional approval of the tentative map.
23.16.030.2 REVIEW – DEPARTMENT OF PLANNING – SUBDIVISION CONFERENCE.
Upon completion of review by the department of planning and prior to the date the tentative map is scheduled for zoning board action, the director of planning may call a subdivision conference. A subdivision conference shall also be held if requested by the subdivider. Advance written notice of the conference shall be given to the subdivider and/or his agent and to all affected agencies.
(1) The results of the subdivision conference shall be included in the agenda report to the zoning board prepared by the planning department. A copy of the report shall be provided to the subdivider at least three days prior to any hearing or action on such map by the zoning board.
23.16.040.1 ZONING BOARD ACTION – GENERAL.
Upon having accepted the tentative subdivision map for filing, the director of planning shall schedule the tentative subdivision map for review by the zoning board.
23.16.040.2 ZONING BOARD ACTION – PUBLIC HEARING.
The zoning board shall hold a public hearing as required in Section 23.04.070 to consider the tentative subdivision map.
(Ord. 2006-08 § 4, 2006: Ord. 80-42 (part), 1981).
23.16.040.3 ZONING BOARD ACTION – FINDINGS REQUIRED.
In making a recommendation for approval, conditional approval, or disapproval, the zoning board shall consider the findings specified in Sections 23.16.050.3, 23.16.050.4, and 23.16.050.5.
23.16.040.4 ZONING BOARD ACTION – REPORT TO CITY COUNCIL.
(1) The zoning board shall review the tentative map and the agenda report and, by resolution, recommend to the city council its approval, conditional approval, or disapproval.
(2) A recommendation for disapproval shall be accompanied by a written report setting forth the reasons therefor. Within five days of the action taken by the zoning board, the subdivider or his designated agent shall be notified of such action by copy of the resolution.
23.16.050.2 Public hearing.
23.16.050.1 CITY COUNCIL ACTION – GENERAL.
Upon receipt of the zoning board’s report on the tentative map, the city clerk shall set the matter for public hearing before the city council. Such hearing shall be set at the earliest regular meeting of the city council consistent with agenda preparation procedures and schedule for meetings, but in no event more than thirty days after the next regular council meeting.
23.16.050.2 CITY COUNCIL ACTION – PUBLIC HEARING.
The city council shall hold a public hearing as required in Section 23.04.070 to consider the tentative subdivision map.
(Ord. 2006-08 § 5, 2006: Ord. 80-42 (part), 1981).
23.16.050.3 CITY COUNCIL ACTION – APPROVAL OF TENTATIVE MAP.
(1) In approving or conditionally approving a tentative subdivision map, the city council shall find that the proposed subdivision, together with its provisions for its design and improvements, is consistent with applicable general and specific plans adopted by the city of Santa Cruz.
(2) The city council may modify or delete any of the conditions of approval recommended by the zoning board in its report (except conditions required by ordinance related to public health and safety), or may add requirements as a condition of its approval.
(3) Approval of the tentative map shall in no way relieve the subdivider of the responsibility to comply with the requirements of this title and to provide the improvements and easements necessary to meet all city standards, whether or not the same are set forth in the approval of the tentative map.
23.16.050.4 CITY COUNCIL ACTION – FINDINGS FOR DENIAL.
The tentative subdivision map may be denied by the city council on any of the grounds provided by city ordinances or the State Subdivision Map Act. The city council shall deny approval of the tentative map if it makes any of the following findings:
(1) That the proposed tentative map is not consistent with applicable general and specific plans.
(2) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
(3) That the site is not physically suitable for the type of development proposed.
(4) That the site is not physically suitable for the proposed density of development.
(5) That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
(6) That the design of the subdivision or the type of improvements is likely to cause serious public health problems.
(7) That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large for access through, or the use of, property within the proposed subdivision.
(A) Exception. In this connection, the city council may approve a map if it finds that alternate easements for access or for use will be provided, and that the easements will be substantially equivalent to ones previously acquired by the public. This provision shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction. No authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through, or the use of, property within the proposed subdivision.
23.16.050.5 CITY COUNCIL ACTION – WASTE DISCHARGE DETERMINATION.
The city council shall determine whether the discharge of waste from the proposed subdivision into an existing community sewer system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. In the event the city council finds that the proposed waste discharge would result in, or add to, the violation of the requirements of such board, it may disapprove the tentative map or maps of the subdivision.
23.16.050.6 CITY COUNCIL ACTION – NOTIFICATION OF COUNCIL ACTION.
The city clerk shall notify the subdivider or his designated agent in writing of the action taken by the city council within five days of such action, attaching one copy of the map and one copy of the council resolution and shall forward one copy of the resolution to the zoning board for its permanent files.
23.16.050.7 CITY COUNCIL ACTION – EXTENSION OF TIME FOR ACTION BY CITY.
The time limits set forth in this title for action on a tentative map may be extended by mutual consent of the subdivider and the zoning board or the city council.
23.16.060.1 EXPIRATION AND EXTENSIONS – EXPIRATION.
The approval or conditional approval of a tentative subdivision map shall expire thirty-six months from the date of the adoption of the resolution by the city council approving or conditionally approving the map or as may be authorized by the state of California Subdivision Map Act. An extension of the expiration date may be approved as provided in Section 23.16.060.2, for a period or periods not to exceed six years.
(a) Expiration of an approved or conditionally approved tentative map shall terminate all proceedings, and no final map or parcel map of all, or any portion of, the real property included within such tentative map shall be filed without first processing a new tentative map.
(Ord. 2015-04 § 2 (part), 2015: Ord. 86-19 § 9, 1986: Ord. 80-42 (part), 1981).
23.16.060.2 EXPIRATION AND EXTENSIONS – EXTENSIONS.
(a) Request by Subdivider. A subdivider may request an extension of the expiration date of an approved or conditionally approved tentative subdivision map by written application to the director of planning. The application shall be filed before the map is to expire and shall state the reasons for requesting the extension. Upon an application by the subdivider prior to the expiration of an approved or conditionally approved tentative map or parcel map to extend that map, the map shall automatically be extended for sixty days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the advisory agency denies a subdivider’s application for extension, the subdivider may appeal to the legislative body within fifteen days after the advisory agency has denied the extension.
(b) Action Taken. The planning director shall review the request for time extension and submit the application together with a report to the planning commission for tentative subdivision maps or to the zoning administrator for tentative parcel maps. A copy of the director’s report shall be forwarded to the subdivider prior to the planning commission or zoning administrator meeting on the extension. For tentative subdivision maps, the planning commission shall consider the director’s report and recommend approval, conditional approval, or denial to the city council. The planning commission recommendation shall specify the new expiration date of the tentative subdivision map. The city council shall take final action on requests for time extensions for tentative subdivision maps. The zoning administrator shall take final action on requests for time extensions for tentative parcel maps.
(c) Time Limit of Extension. The approved extension shall not exceed a period or periods totaling six years. The approved new expiration date shall not extend more than nine years beyond the date of the resolution adopted by the city council approving or conditionally approving the original tentative subdivision map, or as may be authorized by the state of California Subdivision Map Act.
(d) Conditions of Approval. As a condition of the extension of a tentative subdivision map, the city council may impose new conditions or revise existing conditions on the approved tentative map as deemed necessary.
(Ord. 2015-04 § 2 (part), 2015: Ord. 86-19 § 10, 1986: Ord. 81-27 § 3, 1981: Ord. 80-42 (part), 1981).
23.16.070.1 FINAL MAPS – GENERAL.
The form, contents, accompanying data, and filing of the final map shall conform to the provisions of this title. The final map shall be prepared by, or under the direction of, a registered civil engineer or a licensed land surveyor.
23.16.070.2 FINAL MAPS – SURVEY REQUIRED.
After the approval or conditional approval of a tentative map and prior to the expiration of such map, an accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or a 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.
(1) Monuments. At the time of making the survey for the final map, the engineer or the surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code, so that another engineer or surveyor may readily retrace the survey. 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.
23.16.070.3 FINAL MAPS – FORM.
The form of the final map shall conform to the Subdivision Map Act and as provided herein. The final form of the final map shall be approved by the city engineer.
(1) 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 map shall be so made and shall be in such condition, when filed, that good legible prints and negatives can be made therefrom.
(2) The size of each sheet shall be eighteen inches by twenty-six inches. A margin line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The number of each sheet and the total number of sheets comprising the map shall be indicated on each of the sheets. The relationship of each sheet to the other shall be clearly shown on a small key map on each sheet. Each sheet of the map shall show the date of the survey, north point, and written and graphic scale.
(3) The map shall be drawn at an engineer’s scale between one inch equals one hundred feet and one inch equals forty feet.
(4) 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.
23.16.070.4 FINAL MAPS – CONTENTS.
The contents of the final map shall conform to the Subdivision Map Act and as provided herein.
(1) Boundary. An accurate and complete boundary survey shall be made of the land to be subdivided. A traverse of the exterior boundaries of the tract, and of each block, when computed from field measurements on the ground, must close within a limit of one to ten thousand feet of perimeter. The boundary of the subdivision shall be indicated on the final map. All areas shown on the map which do not constitute a part of the subdivision shall be labeled “Not part of this subdivision.” All lines delineating such areas shall be dashed.
(2) Title. Unless allowed elsewhere by the city engineer, the title block of each sheet of the final map shall contain the approved name, unit number, and tract number of the subdivision. The title shall be conspicuously placed on the lower right-hand corner of the sheet and shall be followed by the words “City of Santa Cruz.” Maps filed for the purpose of showing as acreage land which has been previously subdivided shall be conspicuously designated with an appropriate and approved title.
(3) Certificates. The certificates of the following persons or agencies shall appear only once on the cover sheet:
(A) Owner. A certificate, signed and acknowledged by all parties having record title interest in the land subdivided, excepting those parties having rights-of-way, easements, or other interests which cannot ripen into a fee, or exceptions provided by the Map Act, offering for dedication to the public certain specified parcels of land.
(B) Engineer. A certificate by the engineer or the surveyor responsible for the survey and final map shall appear on the map. The certificate shall give the date of the survey. It shall state that the survey and the final map were made by, or under the direction of, the engineer or the surveyor, and that the survey is true and complete as shown. And it shall state that the map complies to the Subdivision Map Act and the provisions of this title.
The certificate by the engineer or the surveyor shall also state that all the monuments are of the character, and occupy the positions, indicated; or that they will be set in such positions on or before a specified later date. The certificate shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced.
(C) City Engineer. A certificate by the city engineer stating that the map has been examined, that it is in accord with the tentative map and any approved alterations thereof, that it complies with the Subdivision Map Act and the provisions of this title, and that it is technically correct.
(D) City Clerk. A certificate for execution by the city clerk stating the date and number of the resolution adopted by the city council approving the final map and stating that the city council accepted, accepted subject to improvement, rejected, or did not accept or reject, on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication.
(E) Geologic and Soils. A certificate of soils report or geologic report or soils and geologic reports. If said report or reports have been required for the subdivision, such fact shall be noted on the final map together with the date of such report or reports. The name of the engineer making the soils report or of the geologist making the geologic report shall be noted on the final map, also the location where the reports are on file with the city.
(F) County Recorder. A certificate 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 certificate shall show who requested the filing of the map, the time and date when the map was filed, and the book and page number where the map was filed.
(G) County Auditor. A certificate to be executed by the county auditor 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.
(H) Director of Planning. A signed and acknowledged dedication certificate of all land parcels shown on the final map and intended for any public use. This shall not include parcels intended for the exclusive use of the owners of the subdivision lots, their licensees, visitors, tenants, and employees.
(4) Scale, North Point, and Bearings. There must appear on each map sheet the scale, the north point, and the basis of bearings. Wherever the city engineer has established a system of coordinates, the survey shall be tied into such system.
(5) Dimensions, Bearings, Curve Data. The final map shall show all survey, mathematical, and other data necessary to locate all monuments, and to locate and retrace all interior and exterior boundary lines appearing thereon, including bearings and distances of straight lines, and complete curve data for all curves.
(6) Monuments. The engineer or the surveyor preparing the final map shall be responsible for the setting of sufficient monuments to allow another engineer or surveyor to retrace the survey. The final map shall show the following:
(A) Stakes, monuments or other evidence determining the boundaries of the subdivision where found on the ground. Adjoining subdivisions, or portions thereof, shall be shown by lot and block numbers, subdivision names, numbers, and the place of record; by section, township and range; or by other proper designation.
(B) All monuments placed in making the survey. If any points were reset by ties, that fact shall be stated.
(C) Concrete monuments, set in accordance with the standard specifications. Such monuments shall be set at intersections of street centerline tangents, or offsets therefrom, as directed by the city engineer.
(D) Permanent monuments, each not less substantial than a two-inch galvanized pipe, thirty inches long, shall be set at all corners of the exterior boundary of the subdivision, at all block corners, and at the beginning and the ending of all curves.
However, a one-half-inch galvanized pipe, thirty inches long, may be substituted for the one and one-half-inch pipe at the corners of blocks and at the beginning and the ending of all curves within the subdivision, provided that centerline concrete monuments are set opposite all such points.
(E) Permanent monuments, each not less substantial than a one-half-inch galvanized pipe, thirty inches long, shall be set at all lot corners.
(7) Lots and Blocks. Sufficient line, angle, and curve data shall be shown so that the bearing and the length of the boundary lines of every block, lot, and parcel may be readily determined.
(A) Wherever practicable, lots, blocks, and parcels shall be shown in their entirety on one sheet. When shown on two or more sheets, sufficient data shall be shown on each sheet so that the bearing and the length of the boundary lines may be readily determined.
(B) No “ditto” lines shall be used for lot dimensions.
(C) Lot numbers shall begin with the numeral “1” and shall continue consecutively throughout the tract, with no omissions or duplications.
(8) Adjoining Properties. Adjoining subdivisions, or portions thereof, shall be shown by lot and block numbers, subdivision names, numbers, and the place of record; by section, township and range; or by other proper designation.
(9) City Boundaries. City boundaries which cross or join the subdivision shall be clearly designated.
(10) Streets. The map shall show the right-of-way lines, names, widths, and location of all existing and proposed streets within, and immediately adjacent to, the property being subdivided. Wherever the centerline of a street has been previously established or recorded, the recording data shall be shown on the final map.
(11) Easements. Easements for roads or streets, paths, stormwater drainage, sanitary sewers, or other public use as may be required 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. If at the time the final map is approved, any streets, paths, alleys, or storm drainage easements are 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 streets, paths, alleys, or storm drainage easements for public use, which acceptance shall be recorded in the office of the county recorder.
(A) 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., county recorder’s serial number and date, or book and page number of official records.
(B) Easements not disclosed by the records in the office of the county recorder and found by the surveyor or the engineer to be existing shall be specifically designated on the map, identifying the apparent dominant tenements for which the easement was created.
(C) 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. The width and the location of all easements shall be approved by the city engineer.
(12) Inundation Area. The map shall show by a fine, continuous identified line, the inundation area of any body of water within, or adjacent to, the subdivision as well as of any area subject to inundation.
23.16.080.1 SUBMITTAL FOR CITY APPROVAL – PRELIMINARY SUBMITTAL.
The subdivider shall submit two sets of prints of the final map conforming to the tentative map, as approved or conditionally approved, to the city engineer for checking. The preliminary prints shall be accompanied by two copies of the following data, plans, reports, and documents in a form as approved by the city engineer.
(1) Improvement Plans. Detailed improvement plans, including final grading plans, cross-sections, profiles, estimated costs, and specifications of the improvements installed, or proposed to be installed, as required by the provisions of this title; and of all other improvements installed, or proposed to be installed, by the subdivider in, on, over, or under any street right-of way, easement, or parcel of land dedicated by the map or previously dedicated.
(A) All such plans shall be prepared on reproducible transparent material by an engineer, in accordance with the requirements of the city engineer. Sheets shall be twenty-four inches by thirty-six inches in size, with a two-inch left margin, and drawn to a horizontal scale of one inch equals forty feet, and a vertical scale of one inch equals four feet, or in accordance with such variations as may be allowed by the city engineer.
(2) Preliminary Soil Report. A preliminary soil report prepared by a civil engineer registered in this state, and based upon adequate test borings, shall be submitted to the city engineer for every subdivision. A preliminary soil report may be waived by the city engineer providing that s/he finds that because of the knowledge the city has as to the qualities of the soils in the subdivision, no preliminary analysis is necessary.
(3) Subdivision Report. A report prepared by a title company, naming all persons necessary to give clear title to the subdivision shall be submitted with the final map. At the time the final map is recorded, the subdivider shall transmit to the county recorder a guarantee executed by a title company, as evidence that the parties consenting to the preparation and recording of said map, and to those offering streets, easements, alleys, and other public places shown thereon for dedication, are all parties having a record title interest in the land being subdivided.
(4) Agreement and Bonds. The subdivision agreement and the bonds specified in this title shall accompany the final map.
(5) Electronic Closure Sheets. The originals of the electronically computed closure sheets for the entire subdivision area, as well as for the individual lots and blocks within the subdivision.
(6) Stormwaters. Complete hydrology and hydraulic calculations of all storm drains.
23.16.080.2 SUBMITTAL FOR CITY APPROVAL – CONFORMANCE CHECK.
The director of planning shall check and certify the conformance of the final map to the approved tentative map, or to approved alterations. The city engineer shall check and certify the final map for sufficiency of affidavits, offers of dedication, improvement plans and profiles, survey data, and other information required to ensure compliance with the Map Act and this title. Upon completing the preliminary check, the city engineer shall note the required corrections on the preliminary prints, reports and data, and return one set to the subdivider’s engineer for revision.
23.16.080.3 SUBMITTAL FOR CITY APPROVAL – RESUBMITTAL.
The subdivider’s engineer shall submit two sets of the revised map, reports, and data to the city engineer. After the revisions have been checked, one set shall be returned to the subdivider’s engineer marked either “approved as submitted” or “approved when corrected as noted” or “revise and resubmit.”
23.16.080.4 SUBMITTAL FOR CITY APPROVAL – APPROVAL OF ORIGINAL TRACING.
Upon receipt of an approved print, the subdivider shall submit to the city engineer the original tracing of the revised map, prepared in accordance with the Subdivision Map Act and this title, corrected to its final form, signed by all parties required in the Map Act and this title to execute the certificates on the map. The city engineer and the director of planning shall sign the appropriate certificates and transmit the original to the city clerk.
23.16.080.5 SUBMITTAL FOR CITY APPROVAL – APPROVAL BY CITY COUNCIL.
Upon execution by the city engineer and the director of planning, the final map together with the subdivision agreement shall be placed on the city council agenda for its approval. The city council shall consider the final map for approval within ten days after the filing with the city clerk, or at its next regular meeting after which it receives the map, whichever is later. The city council shall have approved the subdivision improvement agreement before approving the final map.
23.16.080.6 SUBMITTAL FOR CITY APPROVAL – DENIAL BY CITY COUNCIL.
The city council shall deny approval of the final map upon making any of the findings contained in Sections 23.16.050.4 and 23.16.050.5 of this title. The city council shall not deny approval of the final map if it has previously approved a tentative map for the proposed subdivision, and if it finds that the final map is in substantial compliance with the previously approved tentative map.
Upon approval of the final map by the city council and receipt of the improvement security and filing fee by the city engineer, the city clerk shall execute the appropriate certificate on the certificate sheet and shall forward the map, or have an authorized agent forward the map, to the clerk of the board of supervisors of the county of Santa Cruz for transmittal to the county recorder. Until the final map is recorded, no final map shall have any force or effect, and no title to the property described in any dedication offer thereon shall pass.
Slope Analysis. In areas of rugged or hillside terrain, an engineered slope analysis map may be required. Such slope analysis shall consist of an illustrated topography map which delineates slopes in the following categories: 0–10%, 10–20%, 20–30%, over 30%.