CITY OF NEEDLES
FINAL TRACT MAP SUBMITTAL REQUIREMENTS
I.
INITIAL SUBMITTAL REQUIREMENTS:
A.
Initial submittal must be accompanied by review fees as determined by the
Community Development Department, including any fees that must be
paid to outside contract services, such as the city surveyor.
B.
Tract Maps will not be accepted on first submittal without the following:
1.
2.
3.
4.
5.
6.
7.
C.
One (1) copy of the approved tentative tract map plus one (1) 11” x
17” copy, as well as, one (1) copy of conditions of approval for the
tentative tract map.
A preliminary title report dated not more than six (6) months prior to
initial submittal date. An updated preliminary title report may be
required at the discretion of the City Engineer during the review
process.
Three (3) copies of the draft tract map plus one (1) 11” x 17” copy
with the “wet seal and signature” of the engineer/land surveyor
responsible for preparing the map placed on the first sheet of each
set. These copies may be stamped as “preliminary” or “for review
only” if desired by the engineer/land surveyor.
One (1) complete set of machine printed survey closure sheets
including any additional survey data indicated on the tract map.
The first sheet of the survey data shall have the “wet seal and
signature” of the engineer/land surveyor responsible for preparing
the map placed on it. Note that all traverses a survey data
contained in the set should be run in a manner easily followed and
labeled accordingly.
One (1) copy of the draft tract map with coordinate points indicated
upon it in colored pencil relating to the specific coordinates
indicated on the closure sheets.
One (1) copy of each map, deed or any other official document
referenced on the draft tract map or preliminary title report,
including those documents indicating the presence of any
easements or rights-of-way.
One (1) copy of the current vesting deed.
Initial and all subsequent submittals shall be delivered or mailed to:
1.
City of Needles
Needles Customer Service Center
Community Development Department
817 Third Street
Needles, CA 92363
(760) 326-3805
Tract Map Requirements – Revised July 2004
1
II.
PREPARATION OF DRAFT TRACT MAP
A.
Tract map parameters and format shall include the following:
1.
The land division requested shall be substantially the same as it
appeared on the approved tentative map; shall conform to the list of
conditions of approval issued by the Planning Commission; shall
conform to applicable City and County Standards and Policies as
well as the Subdivision Map Act, the Land Surveyor’s Act and
acceptable engineering and/or surveying design principles.
2.
Format shall be:
a)
The City prefers that all work be done using computer aided
drafting basis; however, manual drafting procedures are
acceptable provided all text is legible. The tract map shall
be drawn with black India Ink or reproduced by a process
guaranteeing a permanent record in black on mylar media.
Tract maps which, as determined by the City Engineer, are
not legible will be returned to the engineer/surveyor for
corrective action.
b)
Each sheet shall be 26” x 18” in size with a 1” blank margin
at all edges of each sheet. To avoid cluttering use additional
sheets as necessary. In any event all maps shall consist of
two sheets as a minimum. Additionally, an area 3 ¼” x 3 ¼”
square shall be delineated on the title sheet to be used by
the County Recorder. It shall be in the lower right hand
corner whenever practical.
c)
The City prefers that survey notes used on the map, to the
extent possible, conform to those listed in the San
Bernardino County Surveyor’s Final Map/Tract Map
Standards.
d)
The boundary of the land division must be distinctively
marked and shown in its entirety on one sheet; including
bearing and distances for all courses.
e)
Each parcel created by the tract map shall clearly indicate
the parcel number as well as the gross and net area.
f)
Tract maps shall show all monuments found, set, reset,
replaced, or removed, describing their kind, size, and
location, and giving other data relating thereto.
g)
Tract maps shall include a basis of bearings, the bearing and
length of all surveyed lines, references of record for all
surveyed lines, a legend for all survey notes used, a North
arrow and a graphic scale. Curve data shall include the
central angle, radius, length and radial bearing with tangent
data included for street centerline curves Recording
Tract Map Requirements – Revised July 2004
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3.
III.
information for all referenced record maps shall be “ghosted
in” to aid in location.
h)
Tract maps shall show all dedications to be made via the
map as well as all existing easements of record. The
recording information for shall be shown along with all
existing easements of record.
i)
The title sheet for all tract maps shall contain a complete
legal description of the parcel being subdivided. This
description should be consistent with the current vesting and
title report description.
The title sheet for all tract maps shall show all required certificates
as shown on the sample provided, including the Owner’s
Certificate(s), Notary’s Certificate(s), Surveyor’s Certificate, City
Engineer’s Certificate and City Clerk’s Certificate. Additional
certificates will be required depending upon the particular map and
the anticipated date of recordation of the map. The additional
certificates may include the Signature Omissions Certificate, Board
of Supervisor’s Certificate and one of two possible Auditor’s
Certificates. The City Engineer’s Certificate and the City Clerk’s
Certificate are shown below. Reference is made to the San
Bernardino County Surveyor’s Final Map/Tract Map Standards for
all other certificates.
REVIEW PROCEDURE
A.
Each submittal when deemed complete shall be reviewed by the City and
returned to the engineer/surveyor within thirty (30) days unless notified
differently. Reviews generally follow the procedure listed below:
1.
The Community Development Department makes determination as
to whether or not submittal package is complete. The Director then
reviews the map, plat notes, the title report and final CC&R's. A
complete package is then forwarded to the City Engineer for
review. An incomplete package is returned to the
engineer/surveyor for completion.
2.
The City Engineer will review the map package and examine the
map for technical accuracy. The City Engineer will then make
notations of necessary revisions and/or additions to be made to the
map and return the “redline” draft to the engineer or surveyor. The
engineer/surveyor is to then address all requested revisions and/or
additions and return the original “redline” set and two (2) additional
sets of prints of the tract map to the City. This process would
continue until such time that all corrections and additions have
been made and the map is deemed technically acceptable by the
City Engineer.
a) Upon the initial submittal of the tract map the City Engineer will
request that the title insurance company issuing the preliminary
Tract Map Requirements – Revised July 2004
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3.
title report review and comment on the draft tract map for form.
Comments made by the title company, if applicable, will be
included in the “redline” set issued by the City Engineer as items
to be addressed.
b) Upon the initial submittal of the tract map, and on any
subsequent submittals, the City Engineer will forward a copy to
the City Surveyor for review and comment.
Upon the map being deemed technically acceptable by the City
Community Development Director, City Engineer and City
Surveyor, a final mylar will be requested for signatures. The map
would then be presented to the City Clerk and set for the next
scheduled City Council meeting for approval. Upon approval of the
map by the City Council the City Engineer and the City Clerk would
execute their respective signatures and the mylar would be
forwarded to the title company for final processing and recordation.
CITY OF NEEDLES
FINAL PARCEL MAP SUBMITTAL REQUIREMENTS
IV.
FINAL SUBMITTAL REQUIREMENTS:
D.
Initial submittal must be accompanied by review fees as determined by the
Community Development Department, based upon knowledge of any
need for contract services.
E.
Initial Final Maps should be submitted in draft on paper. When deemed
correct, applicant will be instructed to have the mylar map prepared.
F.
Parcel Maps will be returned if the following are not included:
8.
One (1) copy of the approved tentative parcel map with a vicinity
map of the immediate area in the lower left corner and one (1) copy
of conditions of approval for the tentative parcel map.
9.
A preliminary title report dated not more than 6 months prior to
initial submittal date. An updated preliminary title report may be
required at the discretion of the Community Development Director
during the review process.
10.
Six (6) copies of the draft (not mylar at this point) parcel map with
the “wet seal and signature” of the engineer/land surveyor
responsible for preparing the map placed on the first sheet of each
set, one (1) 11” x 17” drawing and if possible, digital format. These
copies may be stamped as “preliminary” or “for review only” if
desired by the engineer/land surveyor.
11.
One complete set of machine printed survey closure sheets
including any additional survey data indicated on the parcel map.
The first sheet of the survey data is to have the “wet seal and
signature” of the engineer/land surveyor responsible for preparing
Tract Map Requirements – Revised July 2004
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12.
13.
14.
G.
V.
the map placed on it. Note that all traverses a survey data
contained in the set should be run in a manner easily followed and
labeled accordingly.
One copy of the draft parcel map with coordinate points indicated
upon it in colored pencil relating to the specific coordinates
indicated on the closure sheets.
One (1) copy of each map, deed, easement or any other official
document referenced on the draft parcel map or preliminary title
report, including those documents indicating the presence of any
easements or rights-of-way.
One copy of the current vesting deed.
Initial and all subsequent submittals shall be delivered or mailed to:
2.
City of Needles
Community Development Department
817 Third Street
Needles, CA 92363
(760) 326-3805
PREPARATION OF FINAL PARCEL MAP
B.
Parcel map parameters and format shall include the following:
4.
The land division requested shall be substantially the same as it
appeared on the approved tentative map, leaving out any
structures, fences or other existing conditions unless requested
specifically; shall conform to the list of conditions of approval issued
by the Planning Commission; shall conform to applicable City and
County Standards and Policies as well as the Subdivision Map Act,
the Land Surveyor’s Act and acceptable engineering and/or
surveying design principles.
5.
Format shall be:
j)
The City prefers that all work be done using computer aided
drafting basis; however, manual drafting procedures are
acceptable provided all text is legible. The parcel map shall
be drawn with black India Ink or reproduced by a process
guaranteeing a permanent record in black on mylar media.
It is suggested that the first submission of the Parcel Map be
in draft form on paper and not mylar, until it has been
reviewed for correct format. Parcel maps which, as
determined by the Community Development Director and/or
City Engineer, are not legible will be returned to the
engineer/surveyor for corrective action.
k)
Each sheet shall be 26” x 18” in size with a 1” blank margin
at all edges of each sheet. To avoid cluttering, use
additional sheets as necessary. All maps shall consist of
Tract Map Requirements – Revised July 2004
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l)
m)
n)
o)
p)
q)
r)
s)
VI.
two sheets at a minimum. The County Recorder requires
that the signature block for the Recorder to sign shall be in a
block in the lower right-hand corner.
The City prefers that survey notes used on the map, to the
extent possible, conform to those listed in the San
Bernardino County Surveyor’s Final Map/Parcel Map
Standards.
The boundary of the land division must be distinctively
marked and shown in its entirety on one sheet; including
bearing and distances for all courses.
Each parcel created by the parcel map shall clearly indicate
the parcel number as well as the gross and net area.
Parcel maps shall show all monuments found, set, reset,
replaced, or removed, describing their kind, size, and
location, and giving other data relating thereto.
Parcel maps shall include a basis of bearings, the bearing
and length of all surveyed lines, references of record for all
surveyed lines, a legend for all survey notes used, a North
arrow and a graphic scale. Curve data shall include the
central angle, radius, length and radial bearing with tangent
data included for street centerline curves. Recording
information for all referenced record maps shall be “ghosted
in” to aid in location.
Parcel maps shall show all dedications to be made via the
map as well as all existing easements of record, with a
reference to the document where the easement was created.
The recording information shall be shown along with all
existing easements of record.
The title sheet for all parcel maps shall contain a complete
legal description of the parcel being subdivided. This
description should be consistent with the current vesting and
title report description.
The title sheet for all Parcel maps shall show all required
certificates including the Owner’s Certificate(s), Notary’s
Certificate(s), Surveyor’s Certificate, City Engineer’s
Certificate, City Surveyor's Certificate, and City Clerk’s
Certificate. Additional certificates will be required depending
upon the particular map and the anticipated date of
recordation of the map. The additional certificates may
include the Signature Omissions Certificate, Board of
Supervisor’s Certificate and one of two possible Auditor’s
Certificates. Examples of such certificates are attached to
this instruction sheet, for reference.
MONUMENTATION
Tract Map Requirements – Revised July 2004
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A.
VII.
The City prefers that each parcel created by the parcel map be
monumented prior to recordation of the parcel map. The City suggests
monumentation be done after the mylar has been requested by the
Community Development Director and before the City Council approves
final version of the map. If monumentation is to be done after recordation
of the map a cash staking deposit shall be required based upon the
surveyor’s or engineer’s estimate as approved by the City. Complete
monumentation shall include the following:
1.
Set monuments along the full exterior boundaries of the property
being subdivided and at the corners of the parcels being created for
which no monuments presently exist.
2.
Monuments are to be of the type and character indicated in San
Bernardino County Surveyor’s Final Map/Parcel Map Standards.
3.
Tie sheets are to be furnished to the City and are to be of the type
indicated in the San Bernardino County Surveyor’s Final
Map/Parcel Map Standards.
4.
The City will inspect the parcels to verify monumentation of each
parcel created by the parcel map prior to recordation of the parcel
map. The engineer or surveyor shall notify the Community
Development Department as to the date of completion of
monumentation. If monumentation is to be done after recordation
of the map the cash staking deposit shall include an amount
sufficient to cover the cost of the City’s inspection of the
monumentation.
REVIEW PROCEDURE
B.
Each submittal when deemed complete shall be reviewed by the City and
returned to the engineer/surveyor. Reviews generally follow the
procedure listed below:
4.
The Community Development Department and Engineering
Department determines as to whether or not submittal package is
complete. A complete package is then forwarded to the
Development Review Committee for review. An incomplete
package is returned to the engineer/surveyor for completion.
5.
The Development Review Committee will review the map package
and examine the map for technical accuracy and to determine if all
conditions have been met. The Development Review Committee
will then make notations of necessary revisions and/or additions to
be made to the map and return the “redline” draft to the applicant
and/or engineer/surveyor or provide a written list of comments,
questions, etc.
6.
The applicant and/or engineer/surveyor is to then address all
requested revisions and/or additions and either return the original
Tract Map Requirements – Revised July 2004
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“redline” set and two (2) additional sets of prints of the parcel map
to the City or resubmit the map addressing revisions and/or
additions to the written comments, questions, etc . This process
will continue until such time that all corrections and additions have
been made and the map is deemed technically acceptable by the
City.
a) Upon the initial submittal of the parcel map, the City may
request that the title insurance company issuing the preliminary
title report review and comment on the draft tract map for form.
Comments made by the title company, if applicable, will be
included in the “redline” set or written list issued by the
Development Review Committee as items to be addressed.
7.
Upon the map being deemed technically acceptable by the City, a
Final Mylar will be requested for signatures. The map would then
be presented to the Community Development Department who will
obtain all required signatures and set for the next scheduled City
Council meeting for approval. Upon approval of the map, the Mylar
would be forwarded by the City to the title company for final
processing and recordation.
APPLICATION FOR PARCEL MAP
The Community Development staff has prepared this packet as a way to make the process
easier to understand. The general requirements stated herein are provided for your information
to assist you in having a complete application. Since each case is a bit different than the others,
this should be used as a guide in preparing the necessary documents for submission. Some
items may not be needed in certain circumstances, and some additional items may be needed
in other circumstances.
Staff is happy to assist you whenever needed. Feel free to contact the Community
Development Department and discuss the issues and requirements, or obtain answers to other
questions you may have. We realize that this process can be frustrating and we want to make it
as stress-free as possible while still complying with all necessary requirements.
Instructions to Applicant:
Dividing property in the City of Needles must be in accordance with the State Subdivision Map
Act, Needles Subdivision Regulations, and other applicable regulations and policies. A
Tentative Parcel Map must be prepared by the direction of the registered civil engineer or
licensed land surveyor in the State of California.
Tract Map Requirements – Revised July 2004
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No person shall sell, lease or finance any parcel or parcels of real property unless a parcel map
(or subdivision map, when required) has been recorded. Parcel maps are required whenever
the applicant is creating between one and four new lots through subdividing. If more lots are
intended to be created the application must be for a Tentative Tract Map instead.
PROCESSING PROCEDURES:
Step I
Registered Civil Engineer or Land Surveyor, licensed in California must
submit a written parcel map application with the company’s name, property
owner’s name and a condensed legal description
requesting a tentative parcel map number. City staff will apply for
this number and the Registered Civil Engineer or Land Surveyor
will be notified so that the number can be placed on the Draft Map to be
submitted.
Step II
File tentative parcel map application with the Planning Department for
review for completeness and consistency with general City requirements
and staff comments. Submit six “C” size drawings (18” x 24”) and one 11”
x 17” drawing to include a small scale vicinity map on each. When
possible, include map digitally. Filing fee for application of Tentative
Parcel Map - $1,000.00. This is an estimate of survey fees, but should be
considered necessary since they are required for a final parcel map.
Step III
California law requires a CEQA environmental review to be completed
before the project receives approval from the City. Such review may be
done simultaneously to save time, if desired. To assist staff in completing
an initial environmental study, the project applicant may be requested to
complete an Environmental Information form or Environmental Checklist
form. These CEQA forms and fees, if needed, are separate from the
subdivision process and depend upon the degree of studies needed.
NOTE: A filing may be rejected within thirty (30) days for the following reasons:
a.
b.
c.
Incomplete environmental review; or
Incomplete application and submittals; or
Inconsistency with State and/or City law or City policy that may not be
mitigated in the review process.
Applicant or his representative will be notified if the application is being rejected, and the
reasons therefore.
A parcel map must be prepared in accordance with the State Subdivision Map Act in terms of
size, material and data to be supplied, and for staff review the draft shall also include existing
structures, proposed structures (or reference to other site plans of record with the City)
easements and public facilities. The additional information needed for staff review will not be
included on any final map.
Step IV
Processing once application accepted and deemed complete:
Tract Map Requirements – Revised July 2004
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a.
Copies are circulated to Development Review Committee (DRC) and a
meeting is set up to obtain comments.
b.
Applicant or representative is advised of areas of concern
c.
Applicant to meet with staff to discuss areas of concern
d.
Modifications are made by applicant as necessary to address areas of
concern, or if modifications are not agreeable to applicant, a written
response is made by applicant indicating what issues applicant is not
willing to modify and the reasons therefore.
e.
The matter is set for a hearing by the Planning Commission and a staff
report will be prepared. Applicant or representative will receive a copy of
such report about a week prior to the hearing.
f.
Public Hearing by the Planning Commission will be held and a
recommendation made to the City Council.
g.
The matter will be placed on the City Council agenda. If approved a list of
conditions/requirements will be adopted.
Once the conditions/requirements are met a Final Parcel Map may be submitted to the
Community Development Department in accordance with the attached information contained in
the Final Parcel Map submittal Requirements.
Maps shall automatically expire one year from the date of City Council approval unless the Final
Map is recorded or time is extended by the City.
Required Improvements and Dedications
1.
Dedication of any public streets, utility easements, access rights, etc.,
2.
Private roads must indicate reciprocal easements for ingress and egress to all parcels
and a road maintenance agreement must be prepared and submitted to the City for
review and approval.
3.
Off-site improvements shall be installed, unless specifically deferred at time of
construction of on-site facilities. Posting of bonds for off-sites is required. Minimum
“Improvements” are defined in Article V, Section 19.32, of the City Code. Additional
improvements may be required by the Planning Commission.
4.
Each parcel shall abut or have an approved access to a public street.
5.
Flag lots and irregular shaped lots are generally not allowed and generally lots may not
be more than three times longer than the width.
6.
Subdivisions that are located in the CRR Zone are required to have a Conditional Use
Permit, and are generally required to be fully planned subdivisions.
Tract Map Requirements – Revised July 2004
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