Article 1. General Provisions#

Sec. 10-1.101. - Citation, authority, and enforcement of provisions.#

This chapter is adopted to supplement and implement the Subdivision Map Act, Sections 66410 et seq. of the Government Code of the State, and may be cited as the "Subdivision Law of the City of Pacifica".

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.102. - Purpose.#

It is the purpose of this chapter to regulate and control the division of land within the City and to supplement the provisions of the Subdivision Map Act concerning the design, improvement, and survey data of subdivisions, the form and content of all required maps provided, and the procedure to be followed in securing the official approval of the City Engineer, Department of Community Development and Services, Planning Commission, and Council regarding the maps. To accomplish this purpose, the regulations set forth in this chapter are determined to be necessary for the preservation of the public health, safety, and general welfare; to promote orderly growth and development and to promote open space, conservation, protection, and the proper use of land; and to ensure provision for adequate traffic circulation, utilities, and other services in the City.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.103. - Conformity to General Plan, Local Coastal Program, Specific Plans, and zoning provisions.#

No land shall be subdivided and developed for any purpose which is not in conformity with the General Plan, Local Coastal Program, and any Specific Plan of the City or permitted by the zoning provisions or other applicable provisions of this Code.

The type and intensity of land use as shown on the General Plan and Local Coastal Land Use Plan shall determine the types of streets, roads, highways, utilities, and public services which shall be provided by the subdivider.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.104. - Application.#

The regulations set forth in this chapter shall apply to all or parts of subdivisions within the City and to the preparation of subdivision maps and to other maps provided for by the Subdivision Map Act. All subdivision maps shall be prepared and presented for approval as provided for in this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.105. - Exceptions.#

This chapter shall not apply to those exceptions delineated in the Subdivision Map Act.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.106. - Modifications of requirements.#

Whenever, in the opinion of the Planning Commission, the land involved in any subdivision is of a size or shape, or is subject to title limitations of record, or is affected by topographical location or conditions, or is to be devoted to a use which is impossible or impracticable in the particular case for the subdivider to conform fully to the regulations contained in this chapter, the Planning Commission may make modifications as, in its opinion, are reasonably necessary or expedient and in conformity with the Subdivision Map Act. In the case of subdivisions of four (4) or less units, such determination may be made by the Director of Community Development and Services.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.107. - Fees and deposits.#

All persons submitting maps as required by this chapter shall pay all fees and/or deposits as provided by this chapter and by the City's Administrative Policy establishing applicable fees and charges. Said Administrative Policy and any amendments thereto is hereby adopted by this reference as though fully set forth in this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.108. - Enforcement of provisions.#

(a) Prohibitions. Transactions prohibited under this title shall be those transactions enumerated in Section 66499.30 of the Subdivision Map Act.

(b) Remedies. Remedies for a violation of this title shall be those remedies enumerated in Sections 66499.32 through 66499.34 of the Subdivision Map Act.

(c) Certificates of compliance. Certificates of compliance may be issued by the City pursuant to the procedures set forth in Section 66499.35 of the Subdivision Map Act.

(d) Notices of violations. The City may issue notices of violations of this title and of the Subdivision Map Act pursuant to the procedures set forth in Section 66499.36 of the Subdivision Map Act.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Article 2. Definitions#

Sec. 10-1.201. - Definitions.#

For the purposes of this chapter, unless otherwise apparent from the context, certain words and phrases used in this chapter are defined in this article.

(a) "Acreage" shall mean any parcel of land which is not a lot, as defined in this section, and those areas where a legal subdivision has not been made previously, or where a legal subdivision has declared such parcel as acreage.

(b) "Block" shall mean the area of land within a subdivision, which area is entirely bounded by streets, highways, or ways, except alleys, or the exterior boundary or boundaries of the subdivision.

(c) "City street" shall mean any duly dedicated street, avenue, or the like which the City has accepted and regularly maintains, or which the County duly accepted and regularly maintained prior to the incorporation of the City, or upon which public funds have been expended for improvements or rights-of-way used by the public generally.

(d) "Collector street" shall mean a street, intermediate in importance between a local street and either a major or secondary thoroughfare, which collector street has the purpose of collecting local traffic and carrying it to a thoroughfare.

(e) "Community apartment project" shall be defined as provided in Section 11004 of the Business and Professions Code of the State.

(f) "Condominium" shall mean an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential, industrial, or commercial building on the real property, such as an apartment, office, or store. "Condominium" may include, in addition, a separate interest in other portions of the real property.

(g) "Conversion" shall mean the creation of separate ownerships of existing real property, together with a separate interest in space of residential, industrial, or commercial buildings.

(h) "Department" shall mean the Department of Community Development and Services which shall be responsible for the processing of all tentative, parcel, and final maps.

(i) "Design" shall mean:

(1) Street alignments, grades, and widths;

(2) Drainage and sanitary facilities and utilities, including alignments and grades;

(3) The location and size of all required easements and rights-of-way;

(4) Fire roads and fire breaks;

(5) Lot size and configuration;

(6) Traffic access;

(7) Grading;

(8) Land to be dedicated for park or recreational purposes; and

(9) Other specific physical requirements in the plan and configuration of the entire subdivision as may be necessary to ensure consistency with or the implementation of the General Plan and Local Coastal Land Use Plan or any adopted Specific Plan.

(j) "Easement" shall mean an easement dedicated to the City, which easement shall be continuing and irrevocable unless formally abandoned by the City, and any other easement, whether owned by a public entity, public utility, or private party.

(k) "Environmental Impact Report (EIR)" shall mean a detailed statement under the California Environmental Quality Act (CEQA) describing and analyzing the significant environmental effects of a project and discussing ways to mitigate or avoid the effects.

(l) "Final map" shall mean a map showing a subdivision for which a tentative and final map are required by the Subdivision Map Act and designed to be recorded in the office of the County Recorder.

(m) "General Plan" shall mean the General Plan of the City of Pacifica, adopted July 28, 1980, and any amendments thereto.

(n) "Improvement" shall mean streets, storm drainage facilities, utilities, and landscaping to be installed, or agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, and easements as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs as a condition precedent to the approval and acceptance of the final map and other specific improvements or types of improvements, the installation of which, either by or by a combination of, the subdivider, public agencies, private utilities, or any other entity approved by the City, is necessary to ensure consistency with, or the implementation of, the General Plan, Local Coastal Land Use Plan, or any adopted Specific Plan. Improvements shall be constructed in accordance with City specifications as required by the City Engineer and/or, when applicable, with standards adopted by local utility companies and approved by the City Engineer.

(o) "Local Coastal Land Use Plan" shall mean the land use plan adopted by the City on March 4, 1980, to meet the requirements of Sections 30000 et seq. of the Public Resources Code of the State and any amendments thereto.

(p) "Local Coastal Program" shall mean the Local Coastal Land Use Plan of the City, zoning provisions, zoning maps, and other implementing actions adopted by the City to meet the requirements of the California Coastal Act, Sections 30000 et seq. of the Public Resources Code of the State.

(q) "Lot" shall mean a parcel or portion of land separate from other parcels or portions by description, as on a subdivision map or parcel map, or by such other map approved by the County or by the City under the provisions of the Subdivision Map Act and City laws in effect at the time of such approval for the purposes of sale, lease, or financing.

(r) "Lot line adjustment" shall mean a minor shift or rotation of an existing lot line or other adjustment where a greater number of parcels than originally existed is not created, as approved by the City Engineer or authorized representative.

(s) "Merger" shall mean the joining of two (2) or more contiguous parcels of land under one ownership into one parcel.

(t) "Parcel map" shall mean a map showing a division of land of four (4) or less parcels as required by this chapter, prepared in accordance with the provisions of this chapter and the Subdivision Map Act.

(u) "Private street" shall mean any street, accessway, or the like lying in whole or in part within a subdivision for which dedication and ownership is privately held and is utilized as access to a development. Design standards for private streets may be identical to City streets or may be constructed to less standards than City streets, as determined by the City Engineer.

(v) "Remainder" shall mean that portion of an existing parcel which is not included as a part of the subdivided land. The remainder shall not be considered as part of the subdivision but shall be shown on the required maps as a part of the area surrounding the subdivision development.

(w) "Standard Engineering Specifications" shall mean those standard Subdivision Improvement Plans and Specifications as prepared and/or approved by the City Engineer.

(x) "State Cooperative Project" shall be defined as provided in Section 11003.2 of the Business and Professions Code of the State.

(y) "Subdivider" shall mean a person, firm, corporation, partnership, or association who or which proposes to divide, divides, or causes to be divided real property into a subdivision for oneself or for others. Employees and consultants of persons or entities, acting in such capacity, are not "subdividers".

(z) "Subdivision" shall mean the division, by any subdivider, or any unit or units of improved or unimproved contiguous land, or any portion thereof, shown on the latest equalized County assessment roll as a unit or as contiguous units for the purposes of sale, lease, or financing, whether immediate or future. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easements, or railroad rights-of-way. "Subdivision" shall include a condominium project as defined in this section or in Section 1350 of the Civil Code of the State, or a community apartment project as defined in Section 11004 of the Business and Professions Code of the State, or the conversion of existing dwelling units to a stock cooperative as defined in Section 11003.2 of the Business and Professions Code of the State. "Subdivision" shall include any division of land by gift or inheritance, but not a division for probate homestead. Any conveyance of land to a governmental agency, public entity, public utility, or subsidiary of a public utility for conveyance to such public utility for rights-of-way shall not be considered a division of land for the purposes of computing the number of parcels.

(aa) "Subdivision Map Act (SMA)" shall mean Sections 66410 through 66499 of the Government Code of the State.

(ab) "Tentative map" shall mean a map made for the purpose of showing the design and improvements of a proposed subdivision and the existing conditions in and around it.

(ac) "Zoning provisions" shall mean Chapter 4 of Title 9 of this Code or any ordinance enacted under zoning laws.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Article 3. General Requirements#

Sec. 10-1.301. - General.#

For the purposes of this chapter, the specific requirements for tentative, final, and parcel maps shall be governed by the provisions of this article.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.302. - Division of land: Five or more parcels.#

A tentative and final map shall be required for all divisions of land when determined by the Department that such land may be divided into five (5) or more parcels, five (5) or more condominiums as defined in Section 783 of the Civil Code of the State, a community apartment project containing five (5) or more parcels, or for the conversion of a dwelling to a stock cooperative containing five (5) or more dwelling units, except where Section 66426 of the Subdivision Map Act provides that a parcel map may be filed.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Article 3. - Division of Land: Four or Less Parcels#

Sec. 10-1.303. - Division of land: Four or less parcels.#

A tentative and final parcel map shall be required for all divisions of land into four (4) or less parcels, except that maps shall not be required for:

(a) Subdivisions of a portion of the operating right-of-way of a railroad corporation, as defined by Section 230 of the Public Utilities Code of the State, which are created by short-term leases terminable by either party on not more than thirty (30) days' notice in writing;

(b) Land conveyed to or from a governmental agency, public entity, or public utility or subsidiary of a public utility for conveyance to the public utility for rights-of-way, unless a showing is made in individual cases, upon substantial evidence, that public policy necessitates a parcel map;

(c) Lot line adjustments, provided:

(1) No additional parcels are created by the lot line adjustment;

(2) The lot line adjustment involves four (4) or fewer existing adjoining parcels and land taken from one parcel is added to an adjoining parcel;

(3) The utilities, infrastructure, and easements for all affected parcels are maintained; or equivalent utilities, infrastructure, and easements are provided;

(4) The resulting parcels conform to the City's general plan, coastal plan, and zoning and building ordinances;

(5) The lot line adjustment is reflected in a deed, which shall be recorded; and

(6) An applicant for a lot line adjustment shall follow the procedures for lot line adjustments established by the City Engineer.

(d) Parcel maps waived by the City Engineer as provided in Section 10-1.608 of Article 6 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985; repealed and replaced by § 2, Ord. 730-C.S., eff. October 12, 2005)

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Article 4. - Tentative Maps#

Sec. 10-1.401. - General.#

The form and contents, submittal, and approval of tentative maps for five (5) or more parcels shall be governed by the provisions of this article.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.402. - Form and contents.#

The tentative map shall be prepared in a manner acceptable to the Department and shall be prepared by a registered civil engineer or licensed land surveyor. The tentative map shall be clearly and legibly drawn on one sheet and contain not less than the following:

(a) A title which shall contain the subdivision name and type of subdivision;

(b) The name and address of the legal owner, subdivider, and person preparing the map, including his registration or license number;

(c) Sufficient legal description to define the boundary of the proposed subdivision;

(d) The names and numbers of adjacent subdivisions and the names of the owners of adjacent unplatted land;

(e) The date, north arrow, scale, contour interval, and source and date of existing contours;

(f) A statement of the present zoning and of the existing and proposed uses of the property, as well as any proposed zoning changes, whether immediate or future;

(g) A vicinity map showing the roads, adjoining subdivisions, towns, creeks, railroads, and other data sufficient to locate the proposed subdivision and show its relation to the community;

(h) The existing topography of the proposed site and at least 100 feet beyond its boundary§, including, but not limited to:

(1) Existing contours at two (2′) foot intervals if the existing ground slope is less than ten (10%) percent§ and at not less than five (5′) foot intervals for existing ground slopes equal to or greater than ten (10%) percent§. Contour intervals shall not be spread more than 150 feet apart.§ Existing contours shall be represented by dashed lines or by screened lines;

(2) The type, circumference, and drip line of existing trees with a trunk diameter of four (4″) inches or more§. Trees proposed to be removed shall be so indicated;

(3) The location and outline of the existing structures identified by type. Structures to be removed shall be so marked;

(4) The approximate location of all areas subject to inundation or storm water overflow and the location, width, and direction of flow of each watercourse;

(5) The location, pavement, and right-of-way width, grade, and name of existing streets or highways;

(6) The width, location, and identity of all existing easements; and

(7) The location and size of the existing sanitary sewers, fire hydrants, water mains, and storm drains. The approximate slope of existing sewers and storm drains shall be indicated. The location of existing overhead utility lines on peripheral streets shall be indicated;

(i) The proposed improvements to be shown shall include, but not be limited to:

(1) The location, grade, center line radius, pavement, right-of-way width, and name of all streets. Typical sections of all streets shall be shown;

(2) The location and radius of all curb returns and cul-de-sacs;

(3) The location, width, and purpose of all easements;

(4) The angle of intersecting streets if such angle deviates from a right angle by more than four (4) degrees;

(5) The approximate lot layout and the approximate dimensions of each lot and 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, the top and toe of cut and fill slopes to scale, and the number of each lot;

(6) The proposed contours at two (2′) foot intervals shall be shown if the existing ground slope is less than ten (10%) percent and not at less than five (5′) foot intervals for existing ground slopes of ten (10%) percent or more. A separate grading plan may be submitted;

(7) The proposed recreation sites, trails, and parks for private or public use;

(8) The proposed common areas and areas to be dedicated to public open space;

(9) The location and size of sanitary sewers, water mains, and storm drains. The proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated; and

(10) A statement as to the intention of the subdivider in regard to slope planting and erosion control;

(j) The name or names of any geologist or soils engineer whose services were required in the preparation of the design of the tentative map;

(k) All lettering size shall be one-eighth (⅛″) inch minimum§;

(l) If the subdivider plans to develop the site in units, the proposed units and their proposed sequence of construction shall be shown; and

(m) The Department may waive any of the tentative map requirements set forth in this section if the type of subdivision does not need to comply with such requirements or if other circumstances justify a waiver. The Department may require other drawings, data, or information as deemed necessary to accomplish the purposes of this chapter and the Subdivision Map Act.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.403. - Accompanying data and reports.#

The tentative map shall be accompanied by the following data and reports:

(a) Street names. A list of potential street names for any unnamed street or alley for review by the Department;

(b) Soils reports. A preliminary soils report prepared in accordance with the grading laws of the City and Section 10-1.404 of this article shall be submitted. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the soils report accompanying the final map shall contain an investigation of each lot within the subdivision;

(c) Title reports. A preliminary title report showing the legal owners at the time of filing the tentative map;

(d) Environmental reviews. Information shall be submitted as required by the Planning Administrator to allow a determination on environmental review to be made in accordance with CEQA; and

(e) Other reports. Any other data or reports deemed necessary by the Department.

Subsections (a) and (d) of this section shall not apply to condominimum conversions.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.404. - Geotechnical reports.#

(a) Three (3) copies of a preliminary engineering soils report and engineering geology report, prepared by a civil engineer or engineering geologist registered in the State and based upon adequate borings, shall be submitted to the City Engineer for every subdivision.

(b) A preliminary soils and/or geology report may be waived by the City Engineer provided the City Engineer finds that, due to the knowledge the City has as to the soil and geologic conditions in the subdivision, no preliminary analysis is necessary. Such knowledge would include the nature, distribution, and strength of the existing soils, the necessary grading procedures and design criteria for corrective measures, the geology of the site, and the effect of geologic conditions on the proposed development.

(c) If the City has knowledge of, or the preliminary soils and geology reports indicate, the presence of soil or geologic conditions which, if corrective measures are not taken, would lead to structural defects, a soils and/or geologic investigation of each lot in the subdivision may be required by the City Engineer. Such soils and/or geologic investigation shall be done by a civil engineer and/or geologist registered in the State who shall recommend regarding the adequacy of the sites to be developed by the proposed grading and the effect of the soil or geologic conditions on the proposed development. The City may approve the subdivision, or portion thereof, where soils or geologic problems exist if the City determines that the recommended actions provide for procedures and design criteria for corrective measures as necessary covering the structures and adequacy of the sites to be developed by the proposed grading. A condition of the issuance of any building permit may require that the approved recommended action be incorporated in the grading plans and/or specifications and, if necessary, the plans and specifications for the construction of each structure.

(d) Where preliminary soils and/or geology reports are prepared, a final report shall be submitted prior to the acceptance of the improvements or the release of occupancy permits indicating the specific actions taken pursuant to the preliminary report recommendations. Such reports shall have sufficient field data submitted to indicate full compliance with the preliminary or subsequent progress report recommendations as they were applied to specific areas or improvements.

(e) Geotechnical reports shall also comply with applicable City administrative policies and standards.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.405. - Street names.#

Each street which is to be dedicated which is a continuation of, or approximately the continuation of, any existing dedicated street shall be shown on the tentative map and shall be given the same name as such existing street. The proposed name of each other street shown on the tentative map shall be submitted to the City for approval. If such name is not a duplication of, or so nearly the same as to cause confusion with, the name of any existing street located in the City, or in close proximity thereto, and if such name is appropriate for a street name, such name shall be approved by the City. Where any such street forms a portion of any proposed street ordered by the Council to be surveyed, opened, widened, or improved, and such street is shown on the final map, the name of such street shall be the same as the name contained in the order of the Council. The words "Avenue", "Boulevard", "Place", "Way", "Court", or other designation of any street shall be spelled out in full on the map, and such terms shall be approved by the City. All streets ending in a cul-de-sac shall be designated as courts.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.406. - Department reviews.#

The tentative map shall be accepted for filing only when the map conforms to Section 10-1.402 of this article and when all accompanying data or reports, as required by Section 10-1.403 of this article, have been submitted and accepted by the Department. The subdivider shall file with the Department the number of tentative maps the Director of Community Development and Services may deem necessary. The Department shall forward copies of the tentative map to the affected public agencies which, in turn, may forward to the Department their findings and recommendations. Public agencies and utilities shall certify that the subdivision can be adequately served.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.407. - Planning Commission action.#

(a) Notices of public hearings. Upon the receipt of an application which is accepted as complete by the City, the Department shall prepare a report with recommendations. The Planning Administrator shall set the matter for a public hearing. At least ten (10) calendar days before the public hearing, a notice shall be given of the time, date, and place of the hearing, including a general explanation of the matter to be considered, a general description of the area affected, and the street address, if any, of the property involved. The notice shall be published at least once in a newspaper of general circulation published and circulated in the City.

In addition to notice by publication, the Department shall give notice of the hearing by mail or delivery to all persons, including businesses, corporations, or other public or private entities, shown on the last equalized assessment roll as owning real property within 300 feet of the property which is the subject of the proposed application.§ A proposed conversion of residential real property to a condominium, community apartment, or stock cooperative project shall be noticed in accordance with Section 66451.3 of the Subdivision Map Act.

In the event the proposed application has been requested by a person other than the property owner shown on the last equalized assessment roll, the City shall also give mailed notice to the owner of the property as shown on the last equalized assessment roll. In addition, notice shall be given by first-class mail to any person who has filed a written request with the City. The request may be submitted at any time during the calendar year and shall apply for the balance of the calendar year.

Substantial compliance with the provisions of this subsection for notice shall be sufficient, and a technical failure to comply shall not affect the validity of any action taken according to the procedures set forth in this article.

(b) Action. The Planning Commission shall approve, conditionally approve, or deny the tentative map.

(c) Approval. The tentative map may be approved or conditionally approved by the Planning Commission if it finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions.

The Planning Commission may modify or delete any of the conditions of approval recommended in the Department's report, except conditions required by City laws or by the City Engineer related to the public health and safety or by the City approved policies and standards. The Planning Commission may add additional requirements as a condition of its approval.

If no action is taken by the Planning Commission within the time limits specified in the Subdivision Map Act, the tentative map, as filed, shall be deemed to be approved if it complies with other applicable provisions of the Subdivision Map Act, this chapter, and other City laws.

(d) Denial. The tentative map may be denied by the Planning Commission on any of the grounds provided by City laws or the Subdivision Map Act and any of the following findings:

(1) That the proposed map is not consistent with applicable General or Specific plans, the Local Coastal Program, or the zoning provisions;

(2) That the design or improvement of the proposed subdivision is not consistent with applicable General or Specific Plans, the Local Coastal Land Use Plan, or the zoning provisions;

(3) That the site is not physically suitable for the type of development;

(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 are 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; or

(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. In this connection, the Planning Commission may approve a map if the Planning Commission finds that alternate easements for access or for use will be provided and that they will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Planning Commission to determine that the public at large has acquired easements for access through or the use of property within the proposed subdivision.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.408. - Council reviews.#

If a tentative map is approved or conditionally approved, any member of the Council shall have the right to call up the tentative map for Council review by a written request to the City Manager within ten (10) days after the final action by the Planning Commission. If the Council decides to review the map and conditions, the Council shall conduct a public hearing after giving notice pursuant to subsection (a) of Section 10-1.407 of this article. In addition, notice shall be given to the subdivider and the Planning Commission. At such hearing the Council may add, modify, or delete conditions when the Council determines that such changes are necessary to ensure that the tentative map conforms to zoning conditions imposed upon the property, applicable City laws, and the Subdivision Map Act. The Council may deny the tentative map on any of the grounds set forth in subsection (d) of Section 10-1.407 of this article.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.409. - Extensions of time for Planning Commission or Council action.#

Any applicable limits for acting on the tentative map may be extended by the mutual consent of the subdivider and the Planning Commission or the Council. A waiver of the applicable time limits may be required to permit the concurrent processing of related project approvals or the environmental review on the same development project.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.410. - Appeals of Planning Commission action.#

Appeals of any Planning Commission action with respect to the tentative subdivision map shall be made within ten (10) days after the decision to the City Clerk. The Council shall consider the appeal within thirty (30) days after the date of filing the appeal. Within seven (7) days following the conclusion of the hearing, the Council shall render its decision. The appeal shall be a public hearing after notice has been given as set forth in Section 10-1.407 of this article. The Council may sustain, modify, reject, or overrule any recommendation or ruling of the Planning Commission and may make any findings which are consistent with the provisions of this chapter or the Subdivision Map Act.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.411. - Expiration.#

If the Council does not act within the time limits set forth in the Subdivision Map Act, the tentative map shall be deemed to have been approved or conditionally approved as approved by the Planning Commission insofar as the map complies with the Subdivision Map Act, this chapter, and other City laws. The approval or conditional approval of a tentative subdivision map shall expire twenty-four (24) months after its approval§ by the Planning Commission or Council as provided in the Subdivision Map Act. An extension to the expiration date may be approved as provided in Section 10-1.412 of this article.

The period of time specified in this section shall not include any period of time during which a lawsuit has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of a tentative map only if a stay of the time period is approved by the Planning Commission. After the service of the initial petition or complaint upon the City, the subdivider shall request, in writing to the Planning Administrator a stay in the time period of the tentative map. Within forty (40) days after receiving the request, the Planning Commission shall either stay the time period for up to five (5) years or deny the requested stay. The request for the stay shall be a hearing with notice to the subdivider and to the appellant, and, upon the conclusion of the hearing, the Planning Commission, within ten (10) days, shall render its decision. The subdivider or any interested person may appeal the action of the Planning Commission on the stay to the Council within ten (10) days after such action in accordance with Section 10-1.410 of this article. The period of time specified shall not include any period of time during which a development moratorium is in effect according to Section 66452.6 of the Subdivision Map Act.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.412. - Extensions.#

(a) Requests by subdividers. The subdivider or the engineer may request an extension of the expiration date of the approved or conditionally approved tentative map by a written application to the Department. The application shall be filed not less than thirty (30) days before the map is to expire and shall state the reasons for requesting the extension.

(b) Planning Commission action. The Planning Administrator shall review the request and submit the application for the extension, together with a report, to the Planning Commission for approval, conditional approval, or denial at the next scheduled Planning Commission meeting. A copy of the Planning Administrator's report shall be forwarded to the subdivider prior to the Planning Commission meeting on the extension.

(c) Time limits of extensions. The time at which the tentative map expires may be extended for a period not exceeding a total of three (3) years.§

(d) Conditions of approval. As a condition of the extension of a tentative map, the Planning Commission may impose new conditions or revise existing conditions on the approved tentative map as recommended by the Department in its report or as it may find necessary. A public hearing with notice given pursuant to subsection (a) of Section 10-1.407 of this article shall be required for the imposition of new or revised conditions.

(e) Appeals of extensions. The subdivider or any interested affected person may appeal any action of the Planning Commission on the extension to the Council within ten (10) days after such action in conformance with Section 10-1.410 of this article. If the Council does not act within the time limits set forth in the Subdivision Map Act, the extension shall be deemed to have been approved or conditionally approved as approved by the Planning Commission insofar as the tentative map complies with the Subdivision Map Act, this chapter, and other City laws.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.413. - Amendments to approved tentative maps.#

Minor changes in the tentative map may be approved by the Department upon an application by the subdivider or on the Department's own initiative provided:

(a) No lots, units, building sites, or structures are added; and

(b) Changes are consistent with the intent and spirit of the original tentative map approval; and

(c) There are no resulting violations of this Code.

Any revision shall be approved by the Planning Administrator and the City Engineer. The amendment shall be indicated on the approved map and certified by the Planning Administrator and the City Engineer. Amendments to tentative maps which, in the opinion of the City Engineer or Planning Administrator, are not minor shall be presented to the Planning Commission for approval. Processing shall be in accordance with the provisions for processing a tentative map as set forth in this article. Any approved amendment shall not alter the expiration date of the tentative map.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.501. - General.#

The form, contents, accompanying data, and filing of the final map shall conform to the provisions of this article and the Subdivision Map Act.

The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.502. - Phasing.#

Multiple final maps relating to an approved or conditionally approved tentative map may be filed prior to the expiration of the tentative map if the subdivider, at the time the tentative map is filed, informs the Planning Administrator of the subdivider's intention to file multiple final maps on the tentative map. In providing the notice, the subdivider shall not be required to define the number or configuration of the proposed multiple maps. The Planning Commission shall approve the sequence of map approvals. After the filing of the tentative map, the Planning Administrator and the subdivider shall concur in the filing of multiple final maps.

The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of the tentative map. The subdivision improvement agreement executed by the subdivider shall provide for the construction of improvements as required to constitute a logical and orderly development of the whole subdivision.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.503. - Surveys required.#

An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, and center lines 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 for field closures§ and 1/20,000 for calculated closures§.

At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code of the State 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.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.504. - Form.#

The form of the final map shall conform to the Subdivision Map Act and as required by this section.

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 acknowledgements 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 size of each sheet shall be eighteen (18″) inches by twenty-six (26″) inches.§ A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall not be less than 1″ = 100′§ at the discretion of the City Engineer, or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. When four (4) or more sheets, including the certificate sheet, are used, a key sheet shall be included. All printing or lettering on the map shall be of one-eighth (⅛″) inch minimum height§ and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings. The final form of the final map shall be as approved by City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.505. - Contents.#

The contents of the final map shall conform to the Subdivision Map Act and as follows:

(a) Boundaries. The boundary of the subdivision shall be designated by a heavy black line in such a manner as not to obliterate figures or other data.

(b) Title. Each sheet shall have a title showing the subdivision number and name and the location of the property being subdivided with reference to maps which have been previously recorded or by reference to the plat of a United States Survey. The following words shall appear in the title, "City of Pacifica, San Mateo County."

(c) Certificates. The following certificates shall appear only once on the cover sheet:

(1) Owner's certificate. A certificate, signed and acknowledged by all parties having record title interest in the land subdivided, consenting to the preparation and recordation of the map and offering for dedication to the public certain specific parcels of land or easements. Except as provided in Section 66436 of the Subdivision Map Act, the owner's certificate shall include the dedication of, or offer to dedicate, interests in real property for specified public purposes;

(2) Trustee's certificate. A certificate, signed and acknowledged by any trustee of record at the time of the Council's approval of the final map, consenting to the recording of the map and any offers of dedication;

(3) Engineer's certificate. A certificate by the engineer or surveyor responsible for the survey and final map. The certificate shall give the date of the survey, state that the survey and final map were made by or under the direction of the engineer or surveyor, and that the survey is true and complete as shown. The certificate shall also state that all the monuments are of the character and occupy the positions indicated or that they will be set in those 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. The certificate shall state that the map complies with the Subdivision Map Act and the provisions of this chapter;

(4) Certificate of soils and geologic reports. When a soils report, a geologic report, or soils and geologic reports have been prepared specifically for the subdivision, it shall be noted on the final map, together with the date of the report or reports, the name of the engineer making the soils report and geologist making the geologic report, and where the reports are on file;

(5) City engineer's certificate. A certificate by the City Engineer stating that the map has been examined and that it is substantially the same as the tentative map and any approved alterations, that it complies with the Subdivision Map Act and the provisions of this chapter, and that it is technically correct;

(6) City Clerk's certificate. A certificate for execution by the City Clerk stating the date of the resolution adopted by the Council approving the final map and stating that the Council accepted, subject to improvement, or rejected on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication; and

(7) County Recorder's certificate. 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 laws governing the filing of final maps. The certificate shall show who requested the filing of the map, the time and date the map was filed, and the book and page where the map was filed.

(d) Scale, north point, and basis of bearings. There shall appear on each map sheet the scale, the north point, the basis of bearings based on Zone III of the California Coordinates, and the equation of the bearing to true north. The basis of bearings shall be approved by the City Engineer.

(e) Linear, angular, and radial data. Sufficient linear angular, and radial data shall be shown to determine the bearings and lengths of monument lines, street center lines, the boundary lines of the subdivision, the boundary lines on every lot and parcel which is a part of the subdivision, and ties to existing monuments used to establish the boundary. The arc length, radius, and total central angle and radial bearings of all curves shall be shown. Ditto marks shall not be used in the dimensions and data shown on the map.

(f) Monuments. The location and description of all existing and proposed monuments shall be shown. Standard City monuments shall be set at, or on City Engineer approved offsets, the following locations:

(1) The intersection of street center lines;

(2) The beginning and ending of curves or intersection of tangents on center lines; and

(3) At other locations as may be required by the City Engineer.

(g) Lot numbers. Lot numbers shall begin with the number one in each subdivision and shall continue consecutively with no omissions or duplications, except where contiguous lands, under the same ownership, are being subdivided in successive units, in which event lot numbers may begin with the next consecutive number following the last number in the preceding unit. Each lot shall be shown entirely on one sheet of the final map, unless approved by the City Engineer.

(h) Adjoining properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number, or name when not identified by official number, and reference to the book and page of the filed map showing such subdivision; and, if no subdivision is adjacent, then by the name of the owner and reference to the recorded deed by book and page number for the last record owner.

(i) City boundaries. City boundaries which cross or join the subdivision shall be clearly designated.

(j) Street names. The names of all streets, alleys, or highways within or adjoining the subdivision shall be shown.

(k) Easements and dedications. Easements and dedications for roads or streets, paths, storm water drainage, sanitary sewers, or other public use as may be required shall be dedicated 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 Council, the offer of dedication shall remain open, and the Council, by resolution at any later date, may 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.

The City may accept any dedication lying outside the subdivision boundary which requires a separate grant deed. The acceptance shall be recorded in the office of the County Recorder.

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, for example, the recorder's serial number and date or book and page of the official records.

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 which the easement was created.

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 location of all easements shall be approved by the City Engineer.

(l) Greenbelt areas. Greenbelt areas may be shown subject to the approval of the City. Such greenbelts shall be dedicated as open space easements, unless otherwise specified in the approval of tentative maps.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.506. - Preliminary submittal for City approval.#

The subdivider shall submit prints of the final map to the City Engineer for checking. The preliminary prints shall be accompanied by the following data, plans, reports, and documents in a form approved by the City Engineer:

(a) Improvement plans. Improvement plans as required by Section 10-1.1006 of Article 10 of this chapter;

(b) Soils report. A soils report prepared in accordance with Section 10-1.404 of Article 4 of this chapter and Chapter 70 of the Uniform Building Code;

(c) Title report. A title report showing the legal owners at the time of the submittal of the final map;

(d) Tax report. A letter from the County Assessor stating that all taxes due have been paid or that a tax bond assuring payments of all taxes which are a lien but not yet payable has been filed with the County;

(e) Deeds for easements or rights-of-way. Deeds for off-site easements or rights-of-way required for road or drainage purposes which have not been dedicated on the final map and written evidence acceptable to the City in the form of rights of entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the facility;

(f) Traverse closures. Traverse closures for the boundary blocks, lots, easements, street center lines, and monument lines;

(g) Hydrology and hydraulic calculations. Complete hydrology and hydraulic calculations of all storm drains;

(h) Organization documents. The submittal of the final map or parcel map shall include the proposed Declaration of Covenants, Conditions, and Restrictions and all other organizational documents for the subdivision in a form as prescribed by Section 1355 of the Civil Code of the State. All documents shall be subject to review and approval by the City Engineer and City Attorney;

(i) Guarantee of title. A guarantee of title or a letter from a competent title company certifying that the names of all persons whose consent is necessary to pass a clear title to the land being subdivided, and all public easements being offered for dedication, and all acknowledgments thereto appear on the proper certificates and are correctly shown on the map, both as to consents as to the making thereof, and affidavits of dedication where necessary shall be issued for the benefit of the City and protection of the Council and shall be continued complete up to the instant of recording;

(j) Improvement agreement. In the event drainage structures, grading, paving, or other required improvements have not been completed prior to the presentation of the final map, an agreement shall be filed for the improvement thereof as set forth in this subsection and as may be further required by the Council or by law. The subdivider shall secure the performance thereof in conformity with the requirements of Section 10-1.1008 of Article 10 of this chapter;

(k) Liability agreement and insurance. A hold-harmless agreement to hold the City and its officers and employees harmless from any liability for damages or claims for damages for personal injury or death which arise from the operations of the subdivider or his subcontractors in the subdivision and a certificate of insurance reporting to the City the amount of insurance the subdivider carries for his own liability for damages or claims for personal injury or death which arise from the operations of the subdivider or his subcontractors in the subdivision. The certificate of insurance shall list the City as an added insured; and

(l) Additional data, reports, and information. Any additional data, reports, or information as required by the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.507. - Reviews by the City Engineer.#

The City Engineer shall review the final map, and the subdivider's engineer or surveyor shall make corrections and/or additions until the map is acceptable to the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.508. - Approval by the City Engineer.#

The subdivider's engineer or surveyor shall submit the original cloth tracing and one blueline duplicate on cloth per County requirements, corrected to its final form and signed by all parties required to execute the certificates on the map, to the City Engineer. Original signatures shall appear on the original cloth drawing and on the blueline cloth duplicate. Upon the receipt of all required certificates and submittals, the City Engineer shall sign the appropriate certificates and transmit the original map to the Clerk.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.509. - Approval by the Council.#

A final map approved by the City Engineer and conforming to the approved or conditionally approved tentative map shall be filed with the Council for approval after all the required certificates have been signed. The date map shall be deemed filed with the Council shall be the date on which the City Clerk receives the map. The Council shall consider approval for the subdivision improvement agreement before approving the final map.

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

The Council shall not postpone or refuse the approval of a final map because the subdivider has failed to meet a tentative map condition requiring the construction of off-site improvements on land which neither the subdivider nor the City has sufficient title or interest to permit the improvements to be made. In such cases, the City shall follow the procedure set forth in subsection (h) of Section 10-1.1002 of Article 10 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.510. - Denial by the Council.#

The Council shall not deny the approval of the final map if the Council has previously approved a tentative map for the proposed subdivision and if the Council finds that the final map conforms to the requirements of the Subdivision Map Act, this article, and the tentative map and all conditions thereof.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.511. - Filing with the County Recorder.#

Upon the approval of the final map by the Council, the City Clerk shall execute the appropriate certificate on the certificate sheet and forward the map, or have an authorized agent forward the map, to the Clerk of the County Board of Supervisors for transmittal to the County Recorder.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.601. - General.#

The form, contents, submittal, and approval of tentative maps for four (4) or less parcels shall be governed by the provisions of this article.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.602. - Form, contents, accompanying data, and reports.#

The tentative map shall be prepared in a manner acceptable to the Department and shall be prepared by a registered civil engineer. The form and contents shall comply and be consistent with the requirements of Section 10-1.402 of Article 4 of this chapter, and the accompanying data and reports shall comply with and be consistent with Sections 10-1.403 through 10-1.405 of said Article 4.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.603. - Department reviews.#

The tentative map shall be accepted for review in accordance with the provisions of Section 10-1.406 of Article 4 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.604. - Action by the City Engineer.#

(a) Upon the receipt of an application which is accepted as complete by the City, the City Engineer shall prepare a report and set the matter for a public hearing in accordance with the provisions of subsection (a) of Section 10-1.407 of Article 4 of this chapter.

(b) The City Engineer may require that the public hearing be held by the Planning Commission as opposed to the City Engineer when the proposed development arouses extraordinary public concern. The hearing shall be held in accordance with the provisions of said Section 10-1.407.

(c) The tentative map may be approved, conditionally approved, or denied by the City Engineer in accordance with the provisions and findings set forth in subsections (b), (c), and (d) of said Section 10-1.407.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.605. - Appeals of City Engineer action.#

Appeals of the City Engineer's action with respect to the tentative subdivision map shall be made to the Planning Commission in accordance with the provisions of Section 10-1.410 of Article 4 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.606. - Expiration and extensions.#

The approval or conditional approval of a tentative subdivision map shall expire in accordance with the provisions of Section 10-1.411 of Article 4 of this chapter. The subdivider or the engineer may request an extension of the expiration date to the Department for action in accordance with the provisions of Section 10-1.412 of Article 4 of this chapter, except that the City Engineer shall be responsible for the review of the request. The City Engineer may approve, conditionally approve, or deny the request for an extension. The subdivider or any interested affected person may appeal the action of the City Engineer to the Planning Commission in accordance with the provisions of Section 10-1.410 of said Article 4.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.607. - Amendments to approved tentative maps.#

Amendments to the tentative map or conditions of approval shall be made in accordance with Section 10-1.413 of Article 4 of this chapter.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.608. - Waivers of parcel map requirements.#

The City Engineer, in his or her discretion, may waive the parcel map for the following:

(a) A division of real property or interest therein created by probate, eminent domain procedures, partition, or other civil judgments or decrees:

(b) A division of property resulting from the conveyance of land or interests to or from the City, a public entity, or a public utility for a public purpose, such as school sites, public building sites, or rights-of-way or easements for streets, sewers, utilities, drainage, and the like; or

(c) A division of property which has been merged pursuant to this chapter, the Subdivision Map Act, or any prior law of the City.

The City Engineer shall make a finding that the proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and other requirements of this chapter, local laws, and the Subdivision Map Act.

Upon waiving the parcel map requirement, the City Engineer shall cause to be filed with the County Recorder a certificate of compliance for the land to be divided and a plat map showing the division. The certificate shall include a statement regarding the payment of taxes for signature by the County Clerk.

A parcel map waived by the City Engineer may be conditioned to provide for the payment of park land dedications, drainage, and other fees by a method approved by the City Engineer.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.609. - Final parcel maps.#

The form, contents, submittal, approval, and filing of parcel maps shall conform to the provisions of this section and the Subdivision Map Act.

(a) Surveys required. An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, and center lines 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 parcel map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures.

(b) Forms and contents. The form and contents of the parcel map shall conform to the final map form and contents requirements of Section 10-1.504 of Article 5 of this chapter and Section 10-1.505 of said Article 5, except for subsection (6) of subsection (c).

(c) Preliminary submittal. The subdivider shall submit prints of the parcel map to the City Engineer for checking. The preliminary prints shall be accompanied by copies of the data, plans, reports, and documents required for final maps by Section 10-1.506 of said Article 5. The City Engineer may waive any of the requirements if the location and nature of the proposed subdivision does not need compliance with the requirements of said Section 10-1.506.

(d) Review and approval by the City Engineer. The City Engineer shall review the parcel map, and the subdivider's engineer shall make corrections and/or additions until the map is acceptable to the City Engineer. The subdivider's engineer shall submit the original tracing of the map, corrected to its final form and signed by all parties required to execute the certificates on the map, to the City Engineer. The City Clerk or his or her authorized agent shall transmit the approved parcel map directly to the County Clerk for transmittal to the County Recorder.

The City Engineer shall approve the final parcel map if it conforms to the requirements of the Subdivision Map Act, this chapter, the tentative parcel map, and all conditions thereof.

(§ 7, Ord. 456-85, eff. December 25, 1985, as amended by § 5, Ord. 458-86, eff. March 26, 1986)

Sec. 10-1.701. - Authority and purpose.#

This article is enacted pursuant to the authority granted by Chapter 4.5 of the Subdivision Map Act (referred to in this article as the Vesting Tentative Map Statute) and may be cited as the "Pacifica Vesting Tentative Map Law." The purpose of this article is to establish appropriate local procedures for the implementation of the Vesting Tentative Map Statute.

To accomplish this purpose, the regulations set forth in this article are determined to be necessary for the preservation of the public health, safety, and general welfare and for the promotion of orderly growth and development.

(§ 7, Ord. 456-85, eff. December 25, 1985)

Sec. 10-1.703. - Consistency.#

No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the General Plan, Local Coastal Program, and any applicable Specific Plan of the City or not permitted by the zoning provisions or other applicable provisions of this Code.

(§ 7, Ord. 456-85, eff. December 25, 1985)