This Chapter establishes requirements for the preparation, filing, approval and recordation of Parcel and Final Maps, consistent with the requirements of the Map Act.

(§ 5, Ord. 1085, eff. January 6, 2006)

After approval of a Tentative Parcel Map or Tentative Tract Map and before the expiration thereof, the subdivider may submit respectively a Parcel Map or Final Map of the proposed subdivision or of any phase of a previously approved phased Tentative Tract Map.

A.

Parcel Map. A Parcel Map shall be filed for approval together with any required subdivision improvement agreement and security, approved for recording, and recorded to complete the subdivision process for a subdivision of four or fewer parcels, or where a Parcel Map is otherwise permitted by the Map Act.

B.

Final Map. A Final Map shall be filed for approval together with any required subdivision improvement agreement and security, approved for recording, and recorded to complete the subdivision process for a subdivision of five or more parcels, except where a Parcel Map is otherwise permitted by the Map Act.

(§ 5, Ord. 1085, eff. January 6, 2006)

A subdivider may request waiver of a Parcel Map, and the waiver may be granted by the Director in compliance with Map Act Section 66428, provided that:

A.

The Director first issues written findings that the proposed subdivision fully complies with all requirements as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and all other requirements of the Map Act and this Article, and that no conditions of approval are necessary;

B.

The Director may require the filing of a Tentative Map as a condition of waiver under this Section, in compliance with Map Act Section 66428; and

C.

The Director shall approve or disapprove the waiver within 60 days of the application being deemed complete, in compliance with Map Act Section 66451.7.

(§ 5, Ord. 1085, eff. January 6, 2006, as amended by § 2, Ord. 1094, eff. July 20, 2006)

A.

Parcel Maps. The preparation, form and content of a Parcel Map shall be in compliance with Map Act Chapter 2, Article 3, any local requirements, and the following statement shall be placed on parcel maps of four or fewer parcels in compliance with Map Act Section 66411.1:

Construction Requirement Statement

The construction of all street, access, grading, drainage, and utility improvements required per the approval of this Map, shall occur prior to the issuance of any Building Permit.

Where a subdivision improvement agreement is required, construction shall occur prior to the issuance of a Building Permit or the expiration of the agreement, whichever occurs first.

B.

Final Maps. The preparation, form and content of a Final Map shall be in compliance with Map Act Chapter 2, Article 2, and the following requirements.

C.

Content of Maps. A Parcel Map or Final Map shall be in substantial conformance with the approved Tentative Map as determined by the City Engineer, in accordance with City and Subdivision Map Act requirements. Map content shall conform to the following, unless waived or modified by the City Engineer:

1.

Map scale and lettering. The scale of the map shall be large enough to show details clearly. A sufficient number of sheets shall be used to accomplish this. Lettering size shall be a minimum of eight hundredths (0.08) of an inch. A map scale of between one inch equals 40 feet and one equals 100 feet, appropriate to parcel size, may be approved by the City Engineer. A graphical scale not less than three inches in length shall be shown in addition to the numerical scale on each sheet showing boundaries.

2.

Title sheet. The title sheet(s) shall consist of a title block as provided by this Section and all certificates, statements, and acknowledgements required by this Article and the Subdivision Map Act.

3.

Location and key maps. A location map at a scale of not less than one inch equals 1,000 feet indicating the geographical location of the proposed subdivision and the tract access roads shall be placed on the first map sheet (following the title sheet). When the map consists of more than two sheets exclusive of the title sheet, a key map at a scale of one inch equals 500 feet with match lines showing the relation of the sheets shall also be placed on the first map sheet. With the approval of the City Engineer, the scale of the key map may be modified.

4.

Title block. The title, showing the map number, the date of preparation, the designation and record reference of the latest legal subdivision of which it is a part, sheet number, and total number of streets shall appear on each sheet.

5.

Orientation. Each sheet and lettering thereon shall be so oriented that the north arrow shall be directed toward the top of the sheet or toward the left of the sheet.

6.

Basis of bearing. The basis of bearings shall be a line defined by two found monuments shown on the same record and shall be clearly delineated or identified on the map.

7.

Closure error. The traverse of the boundary of the subdivision and of all lots and blocks shall close within a limit of error of one foot in 10,000 feet of perimeter for field closures and one foot in 20,000 feet for calculated closures.

8.

Boundary line. The exterior boundary lines of a subdivision shall be shown as a black opaque ink line that is at least three times the width of any other line on the map, excluding the one inch border line.

9.

Survey data. Each map shall show the following: the bearings and distances of the centerlines of all streets; the radius, arc length, 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 portion offered for dedication, the existing right-of-way, and the width on each side of the centerline; and the width of any other easements of record. Sufficient data shall be shown to readily determine the bearing and length of each lot line. Each lot or parcel shall be shown entirely on one sheet and to scale. The area of all lots or parcels shall be shown to the nearest one-hundredth (1/100) of an acre. No lot in a subdivision shall be divided by the boundary line of a city, county, or special district.

10.

Dimensions. Dimensions shall be in feet and hundredths of a foot.

11.

Easements. The location on the map of all locatable existing easements, identified title documents, and all proposed easements which are to remain after recordation and which are not within streets, shall be shown by means of broken lines, together with the name of the owner, purpose of the easement, and the record reference, if any. A statement as to the easements of record which cannot be located shall appear on the title sheet. A statement identifying any easements of record to be abandoned pursuant to Government Code Section 66499.20 1/2 shall be placed on the title sheet.

12.

Established lines. Whenever the City Engineer has established a centerline of a street, the data shall be considered in making the survey and in preparing the map. All monuments found shall be indicated and proper references made to filed field notes or maps of public record. If the points were reset by ties, that fact shall be stated.

13.

City boundaries. City boundaries adjoining the subdivision shall be properly designated upon the map and shall be properly tied to the survey data.

14.

Monuments. All monuments required by the Subdivision Map Act and Section 9-64.090 of this Article shall be fully and clearly shown and identified as such on the map.

15.

Street names. The names, without abbreviations, of all existing and proposed streets within the subdivision and adjoining streets shall be identified on the map.

16.

Lot numbers and lettered parcels. The lots on a Parcel Map or a Final Map shall be numbered consecutively commencing with the number "one" with no omissions or duplications on the map or map phase, provided that, where the subdivision is a continuation of or an addition to an existing subdivision, the lot number shall commence 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. All other areas, other than public streets, which are to be offered for dedication or conveyed for common benefit, shall be designated as "Parcels" and consecutively lettered. The purpose for each such parcel shall be so stated upon the map.

D.

Documentation to be submitted with map. Each Parcel Map and Final Map shall include each of the following items of additional documentation at the time the Parcel Map or Final Map is first submitted to the City Engineer, except where a different time for submittal is specified in this Subsection. (Three copies shall be provided of the map and of items 1 through 4.)

1.

Preliminary Subdivision Guarantee and Title Report. A preliminary Subdivision Guarantee, showing the names of all persons having any record title interest in the land to be subdivided together with the nature of their respective interests, and a Title Report containing the legal description of the lands being subdivided, issued by a title company acceptable to the Ventura County Recorder and authorized by the laws of the State to write the same.

2.

Record data and traverses. All record maps, deeds, and/or other documentation necessary to the review of the proposed subdivision, and traverses of the exterior boundary and of each parcel.

3.

Improvement plans. Improvement plans required by this Article, together with the calculations and additional information as will assist the City Engineer to properly check the improvement plans. The form of the improvement plans shall be as specified in Section 9-64.050. The plans shall be signed by the civil engineer of record attesting to their completeness.

4.

Cost estimates. Estimates for bonding purposes of grading and the cost of constructing required public infrastructure and onsite paving and drainage facilities. Unit costs shall be based on those provided in the City Schedule of Service Charges.

5.

Final hydraulics report. An engineering level hydraulics report specifying the parameters for storm drain, street, and detention basin construction.

6.

Geotechnical (soils) report. An engineering level geotechnical report specifying the parameters for grading and construction.

7.

Geotechnical (soils) certificate. A certificate signed by the geotechnical engineer and/or engineering geologist making the geotechnical report and/or geologic report shall be required on the improvement plans prior to approval by the City Engineer.

8.

Fire District Verification. A statement, or signature on the improvement plans prior to approval by the City Engineer, from the Ventura County Fire Protection District that adequate fire protection facilities have been planned for the proposed subdivision and for use by the Ventura County Fire Protection District.

9.

FEMA Compliance. Where applicable, a Conditional Letter of Map Revision (CLOMR) shall be provided prior to approval of the plans. A Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA) shall be provided prior to issuance of a Certificate of Occupancy.

10.

Water supply verification. A statement (availability letter) from the appropriate water purveyor that it will provide water service for the proposed subdivision, shall be submitted prior to issuance of any permit. In the event that the proposed subdivision will have 500 or more residential units, the water supply certificate shall comply with the requirements of Map Act Section 66473.7.

11.

Sewer services verification. A statement (availability letter) from the Simi Valley Sanitation Division (SVSD) that it will provide sewage service for the proposed subdivision, shall be submitted prior to issuance of any permit. If an alternate method of sewage is proposed, a statement from the SVSD and the Ventura County Division of Environmental Health approving that alternative method, shall be submitted.

12.

Offsite easements. Notwithstanding Sections 9-61.020(C)(7)(k) and (l), written evidence, acceptable to the City Engineer, 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 the maintenance of the subdivision improvements once completed, to allow for permanent public access to the proposed subdivision, and to allow for and to grant necessary slope rights, shall be submitted before City approval of the Parcel Map or Final Map, except as otherwise provided in Map Act Section 66462.5.

13.

Stormwater acceptance. Written evidence, in the form of an easement or acknowledgment acceptable to the City Engineer, as may be necessary to provide for the acceptance of stormwater generated by the proposed subdivision, shall be submitted prior to issuance of any permit, except as otherwise provided in Map Act Section 66462.5.

14.

Railroad crossings. The written acknowledgement of any affected railroad company, stating that satisfactory arrangements providing for all required railroad crossings have been made, shall be submitted prior to the issuance of any permit.

15.

Improvement agreements. The subdivision improvement agreement and securities required by the Subdivision Map Act or this Article shall be submitted in triplicate original before City approval of the Parcel Map or Final Map.

16.

Consent certificate. A certificate signed and acknowledged by all parties having record title interest in the real property subdivided, consenting to the preparation and recordation of the final map, subject to the exceptions provided in Map Act Section 66436, shall be provided on the Parcel Map or Final Map, prior to approval by the City Engineer.

When land is divided into four or fewer parcels, where dedication or offers of dedication are not required, the certificate may be signed and acknowledged by the subdivider only. However, where a subdivider does not have a record title, ownership interest in the property to be divided, the subdivider shall provide the City Engineer with satisfactory evidence that the persons with record title ownership have consented to the proposed subdivision, in compliance with Map Act Section 66445, Subsections (e) and (f).

17.

Dedications for public use. All titles, rights, and easements specified in this Article shall be offered for dedication to the City or other appropriate public agency not later than the time the Parcel Map or Final Map is filed for approval. All dedications offered in compliance with this Section shall be free of all liens, encumbrances, assessments, and leases, except that rights-of-way may be subject to public utility easements if found acceptable by the City Engineer. All dedications of fee simple title shall be shown as "lettered" parcels on the Parcel Map or Final Map.

Dedications of rights-of-access to and from parcels abutting on controlled access roads and streets or public rights-of-way shall be that owners of the parcels shall have no rights whatsoever in the roads, except in the general right of travel which belongs to the whole public.

All dedications for drainage or flood control purposes, required to be provided in compliance with this Article, shall be offered to either the City or the Ventura County Watershed Protection District (VCWPD) as may be appropriate. All dedications required to be provided to VCWPD for flood control channels, detention basins, or conduits or laterals thereto, shall be of fee simple title; provided, however, that an offer of dedication of the rights-of-way may be of easement interest in lieu of fee simple title when acceptable to VCWPD. All other rights-of-way for drainage or flood control purposes, required to be provided by this Article, shall be of easement interest.

18.

Deeds. Whenever land, easements, or rights-of-way are to be dedicated for public use and are not dedicated by the owners certificate on the Parcel Map or Final Map, separate offers of dedication or grant deeds, acceptable to the City Engineer, in accordance with State and local laws, shall be submitted before City approval of the map.

19.

Tax Collector's letter. A current letter, signed by the Ventura County Tax Collector 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 or special assessments not yet payable, and certifying the amount of taxes and assessments which are a lien, but which are not yet payable, shall be submitted to the Ventura County Surveyor prior to recordation of the Map. A letter shall be deemed current if it is dated no more than 90 days before submission.

20.

Subdivision Guarantee. A Subdivision Guarantee issued by a title company acceptable to the County Recorder and authorized by the laws of the State to write the same, showing the names of all persons having any record title interest in the land being subdivided, together with the nature of their respective interests, shall be submitted to the Ventura County Surveyor with the Parcel Map or Final Map at the time of recordation of the map. The Subdivision Guarantee shall be for the benefit and protection of the City in an amount equal to the assessed value of and shall cover all lands to be dedicated for public use and shall not be less than One Thousand and No/100ths ($1,000.00) Dollars.

21.

Certificates, statements, and acknowledgments by separate instrument for Final Map. The certificates, statements, and acknowledgments required by Map Act Sections 66436 and 66443 shall be provided as a separate instrument to be recorded concurrently with the Final Map being filed for record.

(§ 5, Ord. 1085, eff. January 6, 2006)

A.

Filing with the City Engineer. A Parcel Map or Final Map being submitted for approval shall be first submitted to the City Engineer. The number of copies of a Final Map or Parcel Map to be submitted shall be as specified by City requirements. Before the execution of the City Engineer's Certificate in compliance with this Section, the subdivider shall pay all required checking fees as established by the City Schedule of Service Charges.

B.

Time of filing. For purposes of Sections 66452.6, 66457, and 66463.5 of the Map Act and this Article, a Parcel Map shall be deemed to be "filed" with the City Engineer on the date it is submitted to the City Engineer, along with all required plans, documents, agreements, securities, and fees, in a form and condition that would permit the City Engineer to sign the certificate identified in Section 9-62.060(A).

C.

Review of Parcel Map. The City Engineer shall examine the Parcel Map or Final Map and determine whether it is technically correct and is in full compliance with the Map Act and this Article, and is in substantial compliance with the approved Tentative Map and conditions of approval. If the City Engineer is not satisfied as to these matters, the Engineer shall return the Parcel Map or Final Map to the subdivider and inform the subdivider of the noted deficiencies.

(§ 5, Ord. 1085, eff. January 6, 2006)

A.

Approval by City Engineer. Upon completion of review, the subdivider shall submit the original tracing of the Parcel Map or Final Map, prepared in compliance with the Map Act and this Article and corrected as to its final form, signed by all parties required by the Map Act and this Article, for approval by the City Engineer. The subdivider shall also provide to the City Engineer a map routing slip containing the signature of each agency, or department, which provided conditions of approval acknowledging satisfaction of that agency's conditions. If the City Engineer is satisfied that all conditions of "filing" as specified herein have been met, the City Engineer shall sign the appropriate certificate.

B.

Approval by Council. Following submittal to, and certification by, the City Engineer, Parcel Maps which require a subdivision improvement agreement and Final Maps shall be filed with the Council for approval. The Council shall consider the Map and improvement agreement at the meeting at which it receives the Map or at its next regular meeting after the meeting at which it receives the Map. The Council shall have approved the subdivision improvement agreement before approving the Map. If the Council does not approve the Map, it shall make a finding identifying the requirements or conditions, which have not been met. The Map may be resubmitted to the Council when the requirements or conditions have been met. The Council may waive any unmet requirement or condition which is the result of technical and inadvertent error which it determines does not materially affect the validity of the Map, in compliance with Map Act Section 66473.

C.

Delegation of authority for approval to City Engineer. The Council may delegate authority for approval of a Parcel Map with a Subdivision Agreement or Final Map to the City Engineer, or his designee. The City Engineer, or his designee, may also accept, subject to improvements, or reject dedications and offers of dedication that are made by a statement on the map. If the Council delegates its authority:

1.

The City Engineer, or his designee, shall notify the Council at its next regular meeting after he receives the map that he is reviewing the map for its final approval;

2.

The City Engineer shall approve or disapprove the Final Map within 10 days following the Council meeting that was preceded by the notice in Subsection 4 below;

3.

The City Engineer's action may be appealed to the Council;

4.

The City Clerk shall provide notice of any pending approval or disapproval by the City Engineer, or his designee, which notice shall be attached and posted with the Council's regular agenda and shall be mailed to interested parties who request notice; and

5.

The Council shall periodically review the delegation of authority to the City Engineer, or his designee. Except as specifically authorized by Subdivision Map Act Section 66458(d), the processing of final maps shall conform to all Subdivision Map Act requirements.

D.

Completion of approval. If the subdivision improvement agreement and Parcel Map or Final Map are approved by the Council, it shall instruct the Mayor to execute the agreement on behalf of the City and sign the City Council Certificate on the Map. If the Subdivision Improvement Agreement and Parcel Map or Final Map are approved by the City Engineer, the City Engineer shall execute the agreement on behalf of the City.

Parcel Maps which do not require a Subdivision Improvement Agreement are complete upon approval of the City Engineer. In such cases, the City Manager exercises the authority to accept offers of dedication and approve abandonments, except that the Utilities Engineer may accept water and sewer offers.

E.

Filing with the County Recorder. Upon approval of a Parcel Map or Final Map, the City Engineer shall notify the subdivider or authorized agent that the map may be conveyed by bonded courier to the Ventura County Surveyor for transmittal to the Ventura County Recorder at such time as the tax bond and subdivision guarantee are provided.

(§ 5, Ord. 1085, eff. January 6, 2006)

In addition to the information required to be included in Parcel Maps and Final Maps (Section 9-62.040 additional information may be required to be submitted and recorded simultaneously with a Parcel Map or Final Map as required by this Section, in compliance with Map Act Section 66434.2.

A.

Preparation and form. The additional information required by this Section shall be presented on standard letter or legal sheet size for recordation in the official records of the County Recorder.

B.

Content of information sheets. Supplemental information sheets shall contain the following statements and information:

1.

Title. A title, including the number assigned to the referenced Parcel or Final Map, and the words "Supplemental Information Sheet";

2.

Explanatory statement. A statement that the supplemental information is recorded concurrent with the subject Parcel or Final Map, and that the additional information being recorded with the Parcel or Final Map is for informational purposes, describing conditions as of the date of filing;

3.

Location map. A location map, indicating the location of the subdivision within the City; and

4.

Information required by conditions of approval. Any information required by the approval body to be included on the supplemental information sheets because of its importance to potential successors in interest to the property.

(§ 5, Ord. 1085, eff. January 6, 2006)

A.

Amendment permissible with an amending map or certificate of correction. An amendment permissible with an amending map or certificate of correction shall comply with Map Act Section 66469.

B.

Submittal and approval of City Engineer. The amending map or certificate of correction, complete as to final form, shall be submitted to the City Engineer for review and approval. The City Engineer shall examine the amending map or certificate of correction and if the only changes made are those identified in Map Act Section 66469, shall certify this fact on the amending map or certificate of correction.

(§ 5, Ord. 1085, eff. January 6, 2006)