02 - Final Subdivisions

Revised on 08-20-2021

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General Authorities and Provisions

The processing and approval of Final Tract and Parcel Maps is governed by the California Government Code under the section known as the:

  1. Subdivision Map Act
  2. Professional Engineers Act
  3. Professional Land Surveyors Act
  4. State Board Rules
  5. Los Angeles Municipal Code

PERSONS QUALIFIED TO PREPARE FINAL MAP

The Final Map shall be prepared by or under the direction of a Professional Land Surveyor.  In addition, a Professional Civil Engineer licensed prior to 1982 (RCE #33965, last person licensed to practice) are also authorized to prepare Final Maps. Engineers so authorized are hereinafter referred to as Surveyors.

FINAL MAP TIME LIMITS

Per LAMC Chapter 1, Article 7, Section 17.07.A, the following provisions establish the term of tentative map approvals:

  1. Within 36 months after the approval or conditional approval of the Tentative Map, the subdivider shall cause the proposed subdivision to be accurately surveyed and a final map prepared and filed with the City Engineer.  The failure of a subdivider to file a map with the City Engineer within that period and to have the map submitted by the City Engineer to the City Council within the specified time limit shall automatically terminate and void the proceedings unless the time is extended by the Advisory Agency, the Appeal Board, or the City Council upon appeal from a denial of the extension by the Advisory Agency.  The appeal shall follow the time limits and procedures set forth in Subdivisions 3., 4., and 5. of Subsection A. of Section 17.06 of the LAMC.
  2. The time limit for filing the Final Map with the City Engineer as well as the submittal by the City Engineer of the final map to the City Council, may be extended for a period or periods not exceeding a total of 72 months or whatever is shown in the Subdivision Map Act.

    EXCEPTION.  The term of a tentative map approval shall be automatically extended pursuant to the provisions of California Governmental Code Sections 66452.21, 66452.22, and 66452.23, and any other current or future provision of the Subdivision Map Act that operates to extend the term of a tentative map approval.

FINAL MAP PROCEDURES

Per LAMC 17.07.B, the following provisions establish the term of Final Map approvals:

A Final Map shall be prepared and filed with the City Engineer in compliance with the provisions of this article. Final Maps shall conform substantially to the approved Tentative Map. When a Final Map covers only a portion of the property shown on the Tentative Map, it shall be submitted to the Advisory Agency for its approval prior to submission to the City Engineer for checking. The Advisory Agency may refuse to approve the recording of any such map that does not by itself provide adequate or satisfactory access, design, or improvements. The City Engineer may refuse to approve the recording of a Final Map covering only a portion of a Tentative Map, when in the process of checking the Final Map, it is determined that it will not be feasible from an engineering standpoint to construct satisfactory improvements in the reduced area, unless additional street or easement dedications and improvements beyond the boundaries of the Final Map are provided.

  1. The Final Map shall be accepted by the City Council provided:
    1. The necessary improvements as set forth in the approval of the Tentative Map have been installed and approved by the City, or provided the subdivider submits satisfactory improvement plans together with the necessary guarantee that improvements will be installed
    2. The required map checking fees have been paid by the subdivider
    3. All checking has been completed by various departments and public agencies
    4. Tax clearance (and tax bond clearance, if applicable) obtained from LA County. Please see Guide For the Preparation of Final & Parcel Maps (Page 269 of 1036)
  2. No Final Map shall be recorded until the required improvements have been installed or agreed to be installed

In addition to the above codified procedures, LGD will also confirm all applicable conditions imposed by City Planning have been complied with. 

Land Development and GIS Division Submittal Procedures

LGD will accept the submittal of Final Maps at the public counter from private surveyors/engineers. LGD public counter staff will provide the following:

  1. Check the submittal is complete
  2. Notify the Applicant of any missing requirements or deficiencies and note these deficiencies for the Survey Group.  Example deficiencies may include:
    1. Missing seal
    2. Missing wet signature

LGD will create a Final Map submittal package, including all required dedication conditions. This package will be taken by LGD to Survey.  Additional information for submittal requirements is contained below in the section called "Requirements for Submitting Final Maps".

Fee Schedule

See Final Phase Fee Schedule

Final Map Submittal Application Form

Applicants will be required to complete the LGD Form called "Final Map Submittal Application".  This form is based on LAMC 17.07.C.

Requirements for Submitting Final Maps

The following must be included in the Applicants final map submittal package.   Applicants are expected to provide accurate and legible documents.

  1. Appropriate fees to be paid per LAMC 19.02.A-C, LAMC 61.03, and LAMC 61.17.  Note:  If the engineer/surveyor changes throughout the process, the Applicant will be required to submit a signed and dated release letter from the original surveyor/engineer stating the change from the original engineer/surveyor to the new engineer/surveyor.  The Applicant must resubmit a new application and pay all new application fees.  In the event there is an unusual circumstance, the Division Manager should be consulted to make a final decision.  Payment shall be processed through the City's Universal Cashiering system.
  2. Two (2) completed Final Map Submittal Application Forms (one for LGD and one for Survey)
  3. Two (2) copies of the stamp-dated tentative map, filed and approved with City Planning (one for LGD and one for Survey).  The stamp-dated map must bear the date stamp as noted on the City Planning Determination Letter or Modification Letter.
  4. Two (2) copies of the City Planning Determination Letter (one for LGD and one for Survey)
  5. Two (2) copies of the Preliminary Subdivision Report (one for LGD and one for Survey).  Preliminary Title reports will NOT be accepted in lieu of the Subdivision Report
  6. Two (2) copies of the County Tax Assessor’s Map (one for LGD and one for Survey)
  7. One (1) copy of calculations for traverses. Calculations must be legible, describing starting point on calculations for each traverse when there are many traverses or multi-tract maps
  8. Two (2) full size copies of a District Map with the ownership deeds plotted and showing how the boundary was established. Additional sheets should be included if further clarification is needed  (one for LGD and one for Survey)
  9. Two (2) sets of all deeds within the tract boundary (one for LGD and one for Survey). Deeds should be labeled as PIQ (Property in Question) or adjoiner deed.  Each set shall include deeds reflecting both current ownership and the creation of deeds that reflect the first cut of the current parcel configuration. 
    1. The entire tract boundary should be labeled. All deeds used to establish the boundary and adjoiners should be submitted
  10. One (1) copy of all survey field notes used to establish the PIQ boundary and one City field book index sheet (with p. 99A [index]).  Field notes must include notes of your survey measurements and establishment statements which shall be noted on copies of the City Field Books.  The Applicant is responsible for conducting a thorough search of City tie pages.  This can be accomplished through NavigateLA or by reaching out to the local District office for research assistance.
  11. Two (2) copies of underlying tract map labeled “Underlying Tract”  (one for LGD and one for Survey)
  12. Two (2) copies of the map containing the basis of bearings labeled “Basis of Bearings"  (one for LGD and one for Survey)
  13. Sixteen (16) copies of the map sheet and one electronic copy.  Distribution of the map sheets is as follows:
    1. Five (5) for LGD .  BOE staff should also complete the following:
      1. Fold the map copies and write the TR# and location 
      2. Stamp with the final stamp and write the date 
      3. Note the appropriate District Office (left hand corner)
      4. Note the number of lots (see the map ex: lot 1, 2, etc or a, b, c)
    2. One (1) to Survey
    3. One (1) to Mapping
    4. One (1) to DWP-Power
    5. Three (3) to DWP-Water
    6. One (1) to Recreation and Parks
    7. One (1) to Street Lighting
    8. One (1) to Urban Forestry
    9. Three (3) to the Applicable District Office.  BOE staff should also complete the following: 
      1. Print the Reference Information from the Map Status Tracking System
      2. Fold the map copies and write the TR# and location 
      3. Stamp with the final stamp and write the date
      4. Note the appropriate District Office (left hand corner)
      5. Send to the appropriate District Office through inter-office mail 
    10. One (1) electronic file, in AutoCAD (PDF is not acceptable), labeled "initial"
  14. Six (6) copies of the title sheet with professional surveyor’s seal and signature 
    1. Two (2) to LDG
    2. One (1) to Survey
    3. One (1) to Mapping
    4. One (1) to DWP-Power
    5. One (1) to the Applicable District Office
  15. Release Letter (if applicable).  It is preferred the surveyor of record as shown on the final map should match that which was shown on the tentative map. If not, a release letter stating the change from the old engineer to the new existing engineer, dated and signed by the owner would be included at the time of the final map submittal.
  16. Merger and Re-subdivision map submittal requirements:
    1. Name and Address of utility agencies maintaining facilities in the street/alley of merger area
    2. Certification of existing utility facilities within merger area from subdivider or subdivider’s representative
  17. Resubmittal of corrections to LGD /Survey Division.  Applicant can either submit corrections directly at LGD public counter or via email to the Survey Division Plan Checker (preferred) at eng.finalmapsection@lacity.org. When submitting via email, subject line should always begin with Tract or Parcel map number (i.e. TR 74000-PC2 or PMLA 2020-0001-PC2).  If the Applicant submits at the public counter, they will be required to return the marked up print (PDF correction is preferred) and provide one copy of the resubmittal for checking.  LGD staff would log the resubmittal date into the database and notify Survey of the documents.

FINAL MAP CHECKING PROCEDURES

Final Map Checking Duties of LGD and Survey​

  1. LGD will accept the submittal of final maps at the LGD public counter from the private surveyor/engineer
  2. LGD will create a package including all required dedication conditions to be picked up by the Survey Division 
  3. LGD will check the final map and confirm it to be in substantial conformance with the approved tentative map
  4. Survey will check the general configuration of the final map to confirm it is in substantial conformance with the approved tentative map
  5. Survey will check the entire final map, title page, and layout pages for organization, wording, documentation, boundary establishment, and any involved calculations
  6.  Survey will forward the plan check comments, via email, to the survey/engineer of record.
  7.  The private surveyor/engineer will return a corrected mylar to LGD counter
  8.  Survey will pick up the corrected mylar and check the entire map to verify all corrections and comments were addressed
  9.  If further corrections are required, Survey will deliver the mylar to the LGD public counter for pick up by the private surveyor for revision 
  10.  If the corrected mylar is in compliance all requested corrections, Survey will deliver the final map/mylar to LGD for further processing

FINAL MAP REQUIREMENTS

The content and form of the final maps shall be governed by the provisions of Division 2 of the Subdivion Map Act and LAMC 17.07.C - Final Map Requirements. The general form and layout of the map, including size and type of lettering, drafting and location of Statements and Acknowledgements, etc. shall be determined by the City Engineer. Click the following links for document samples:

  1. Title Sheet Guide
  2. Certificate Boxes Guide
  3. Map Sheet Guide
  4. AutoCAD Mapping Template (this is a zip file that can be requested from the Survey or Land Development teams)

 

Types of Maps

RECORD DATA MAPS

The purpose of the Subdivision Map Act (SMA) is to regulate the division of property. Per California Government Code Section 66448, the SMA states that a Parcel Map is required for the division of property into four or fewer parcels and a Tract Map is required for the division of property into five or more parcels.

Another difference between a Tract Map and a Parcel Map is the requirement of a field survey. In the past, California Government Code Section 66448 stated that a parcel map be based: 

  1.  “Upon a field survey made in conformity with the Land Surveyors Act when required by local ordinance,” or
  2. “In the absence of that requirement, shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the parcel map if the location of at least one of these boundary lines can be established from an existing monumented line.” 

Current Rules and Regulations

On January 1, 2007, California Government Code Section 66448 was amended to read as follows:

“In all cases where a parcel map is required, the parcel map shall be based upon a field survey made in conformity with the Land Surveyors Act when required by local ordinance, or, in absence of that requirement, shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient recorded or filed survey monumentation presently exists to enable the retracement of the exterior boundary lines of the parcel map and the establishment of the interior parcel or lot lines of the parcel map.” 

The reason for this change is to insure the accuracy of subsequent parcel maps that rely upon previously recorded “record data” parcel maps. The reliance now will be upon existing recorded survey monumentation from which the retracement of all exterior boundary lines and the establishment of the interior lines of the parcel map can be made.

City of Los Angeles Requirements for Record Data Maps

The City of Los Angeles defines the recorded and filed data as the underlying map which created the parcel to be divided and the City Engineer Field Book (CEFB) with the information concerning the monuments to be shown on the map. Except for some rare cases, the control line (C/L) of the streets around the block will need to be monumented as these are the lines which define the exterior boundary lines of the parcel to be divided. The interior parcel lines are the lines created on the submitted map.

Those few rare cases where the C/L of the streets does not define the exterior boundary lines will be handled individually with approval from the Survey Division.

As stated above the exterior lines are controlled by the C/L monuments. The interior parcel lines will be established from the retraced exterior boundary lines of the parcel to be divided. Therefore these interior lines will also be controlled by the C/L monuments. To comply with the SMA, the City of Los Angeles will require the existence of C/L monuments. The monuments are said to exist if they are visible or can be readily reset from existing ties. If the point cannot be reset using the existing ties a survey will be required and a record data map will not be allowed as a field survey must be done first.

Map Checks by Survey Division

Upon submittal of the parcel map, the City of Los Angeles Survey Division will conduct two checks.

  1. The first check will be a rough map check. Survey will check the record (underlying tract) against the most recent measured per the CEFB. Survey will compare the distances, the precision of which will be the same as what has been established in the past – 1:1500.
  2. Survey will also check that the interior lines can be established from the stated C/L monuments.

If either of these conditions cannot be met the map will be rejected as a “record data” map and the Private Surveyor will be notified that a survey is required.

If the map passes both conditions a monument inspection will be done by the Monument Section (Survey Division) staff to verify the monuments are visible or can be readily reset from existing ties. A minimum of three ties per monument will be required. If it is determined the monument cannot be readily reset using the existing three ties a survey will be required.  

“Set” Maps

Those maps for which the Surveyor elects to set the boundary monuments before the map records are deemed “Set” maps. For general monument and inspection requirements please see the following sections for additional information:

  1. Monuments and Ties
    1. Standards
    2. Additional Requirements
  2. Monument and Tie Note Requirements for Subdivisions
    1. General Requirements
    2. Monument Definitions
    3. Monuments Required
  3. Monument Inspection Procedure
    1. "Set" Maps
    2. Monument Inspection Requests 

“TO BE SET” MAPS

In general Survey does not accept "To Be Set" maps.  Those maps for which the Surveyor elects to set the boundary monuments after the map records are deemed “To Be Set” maps. For general monument and inspection requirements please see the following sections for additional information:

  1. Monuments and Ties
    1. Standards
    2. Additional Requirements
  2. Monument and Tie Note Requirements for Subdivisions
    1. General Requirements
    2. Monument Definitions
    3. Monuments Required
  3. Monument Inspection Procedure
    1. "Set" Maps
    2. Monument Inspection Requests 

Multiple Final Maps (Phase/Unit Maps)

Per Section 66456.1 of the Subdivision Map Act the filing of multiple final maps relating to one approved or conditionally approved Tentative Map may be filed prior to the expiration of the Tentative Map if certain conditions are fulfilled. Such maps in the City of Los Angeles are called Phase/Unit Maps.  Appropriate conditions authorizing the Phase/Unit Map must be included in the City Planning Letter of Determination

The exterior boundary encompassing all phases is to be shown on the map sheet of the first phase. The land to be subdivided in subsequent phases is to be labeled “Remainder Parcel”. Maps of subsequent phases will not be approved before approval of the first phase.

Per LAMC 17.07 B, only those dedications and easements required for that specific phase need to be shown on the map.

Air Space Maps

Per LAMC 12.03, an Air Space Lot is defined as a division of the space above or below a lot with a finite width, length, and upper and lower elevation occupied or to be occupied by a use, building or portion thereof, unit group of buildings or portions thereof, and accessory buildings or portions thereof or accessory uses. An air space lot shall be identified on a final map or a parcel map recorded by the LA County Recorder with a separate and distinct number or letter. All air space lots shall have access to a street or private street by means of one or more easements or other entitlements to use in a form satisfactory to the Advisory Agency and the City Engineer.

Notwithstanding any provision of Chapter 1 of the LAMC to the contrary, in any zone, the Advisory Agency is authorized to approve, conditionally approve or disapprove a preliminary parcel map or a tentative tract map showing one or more air space lots as defined above, provided that such air space lots are created in accordance with the provisions of LAMC Chapter 1, Article 7. The Advisory Agency shall require, as a condition of approval of any tentative tract map or preliminary parcel map showing one or more air space lots, that the final map or parcel map showing such air space lots be based upon a site plan which accurately describes the location of such lots.  The Advisory Agency must stamp the Final Map indicating agreement with substantial conformance if there were modifications to the air space after the Tentative Map approved.

After recordation of such map and upon construction of the buildings or structures within the air space lots, if it is determined by LADBS that there are minor discrepancies between the site plan and the actual physical location of the air space lots in such buildings or structures, lot lines for the air space lots may be adjusted as necessary through the parcel map exemption procedure set forth in LAMC 17.50.B.3.c.

Additional Information

All “Ground Lots” are so marked and numbered before any air space lots. “Ground Lots” are vertically continuous and include all air space not part of the air space lots. “Ground Lots”  have access to a public or private street.  On occasion , Ground Lots are referred to as Master Lots.

Plan views, isometric views, and elevation views are required to verify the map has sufficient information and drawings to clearly represent the boundaries of the “Ground Lots” and all air space lots. Orthogonal cross sections through the entire subdivision are to be used to locate where air space boundaries change. For additional information of map requirements regarding Air Space Subdivisions see K13 of Figure D350a (Subdivision Check Sheet [7 pages].

SMALL LOT SUBDIVISIONS

Some final maps approved by the Planning Department are now designated as “Small Lot Subdivisions”.

Lot Size and Public Street Frontage

The lots in a “Small Lot Subdivision”, as the name indicates, are significantly smaller than typical residential lots and are not required to have public street frontage. All lots in a small lot subdivision not having frontage to a public street must have frontage to the common access which shall be delineated on the map. See Ordinance 185,462 - Small Lot Subdivision Ordinance.  Additional documents regarding Small Lot Subdivisions, can be found in this manual including:

  1. Small Lot Subdivision Ordinance FAQ
  2. Small Lot Subdivision Ordinance Guide

Common Access Driveways

The lots are permitted to have access to a public street or alley through a common access driveway.  Common access is not the public right of way.  No dimensions or bearings are required for common access driveway unless a sewer or other public easement is dedicated over it. This is subject to the written approval of the District Office or other public entity. This common access area is not deducted from the gross area of the lot(s).

Common Access Driveway Naming

The common access driveway may be named on the final map with the approval from LGD . If the common access driveway is named on the final map, the following note shall appear on all applicable map sheets:

  • “Note: The naming of the common access hereon does not construe it to be either a public street or approved private street and is for identification purposes only.”

Small Lot Subdivision Address Assignment 

LADBS may issue a permit on a small lot subdivision parcel/tract map prior to the recordation of the final map. In this case, it is possible the street may not exist in the records for address assignment.

For address assignment prior to the recordation of the final map the following guidelines should be used:

  1. If the common access exists, District Office staff will assign the address using the existing guidelines and procedures in this manual. 
  2. If the common access does not exist, the Applicant should be sent to LGD to continue and complete the final map recordation process. 
  3. If there is sufficient need for early assignment of the address, LGD will approve the proposed common access name and direct the Mapping Group (Brian Yoder) to create a temporary common access so the address can be assigned. 
  4. The Mapping Group will then create the temporary common access and the address assignment will be available the next day. 

Labeling the Small Lot Subdivision Final Map

The final map must be clearly labeled as a small lot subdivision as follows:

“NOTE”
“THIS MAP IS BEING RECORDED AS A SMALL LOT SUBDIVISION PER ORDINANCE NO. 176354”

 

TITLE SHEET REQUIREMENTS

The title sheet for each map of a subdivision shall contain all the certificates and acknowledgements required by the Subdivision Map Act. The wording of each such certificates and acknowledgements has been approved by the City Attorney, therefore any changes to the existing language or format would require City Attorney approval. Forms of certificates and acknowledgements may be obtained from LGD or the Survey Division.

STATE CODE REQUIREMENTS FOR SIGNATURE AND SEAL

Professional Land Surveys Act

Section 8750 - Seal:  Upon being licensed, each licensee may obtain a stamp or seal of the design authorized by the board bearing the licensee’s name, number of certificate, and the legend “Licensed Land Surveyor,” or “Professional Land Surveyor.” The stamp or seal may contain the expiration date of the license, or a space within which the expiration date can be written.

Section 8761 - Use of Signature and Seal:  

  1. Any licensed land surveyor or civil engineer authorized to practice land surveying may practice land surveying and prepare maps, plats, reports, descriptions, or other documentary evidence in connection with that practice. All maps, plats, reports, descriptions, or other documents shall be prepared by, or under the responsible charge of a licensed land surveyor or civil engineer authorized to practice land surveying and shall include his or her name and license number. If the document has multiple pages or sheets, the signature, seal or stamp, date of signing and sealing or stamping, shall appear, at a minimum, on the title sheet, cover sheet or page, or signature sheet.
  2. Interim maps, plats, reports, descriptions, or other documents shall include a notation as to the intended purpose of the map, plat, report, description, or other document, such as "Preliminary" or "For Examination Only."
  3. All final maps, plats, reports, descriptions, or other documents issued by a licensed land surveyor or civil engineer authorized to practice land surveying shall bear the signature and seal or stamp of the licensee, the date of signing and sealing or stamping.
  4. It is unlawful for any person to sign, stamp, seal, or approve any map, plat, report, description, or other document unless the person is authorized to practice land surveying.
  5. It is unlawful for any person to stamp or seal any map, plat, report, description, or other document with the seal after the certificate of the licensee that is named on the seal has expired or has been suspended or revoked, unless the certificate has been renewed or reissued.

Professional Engineers Act

Section 6764 - Seal or Stamp:  Each professional engineer registered under this chapter shall, upon registration, obtain a seal or stamp of a design authorized by the board bearing the registrant’s name, number of his or her certificate or authority, the legend “professional engineer” and the designation of the particular branch or authority in which he or she is registered,.

Board Rules (Outdated)

Section 411 - Seal and Signature:  

  1. The seal required by Section 6764 of the Code shall be not less than one and one-half (1½) inches in diameter and shall contain the following information:
    1. Within the top border of seal: Either “Professional Engineer,” “Registered Professional Engineer,” or “Licensed Professional Engineer.”
    2. Within the bottom border of seal: “State of California.” 
    3. In the center of seal:
      1. Licensee’s name as it appears on the certificate issued by the Board or as abbreviated pursuant to subdivision,
      2. Number of certificate or authority,
      3. Branch or authority of engineering in which licensed.  
  2.  The seal authorized by Section 8750 of the Code shall be not less than one and one-half (1 ½) inches in diameter and shall contain the following information:
    1. Within the top border of the seal: Either “Professional Land Surveyor” or “Licensed Land Surveyor.”
    2. Within the bottom border of the seal: “State of California.”
    3. In the center of the seal:
      1. Licensee’s name as it appears on the certificate issued by the Board or as abbreviated pursuant to subdivision (d) of the code
      2. Number of certificate; 
    4. The seal may be obtained by the licensee from any source. 
    5. The seal may contain an abbreviated form of the licensee’s given name or a combination of initials representing the licensee’s given name provided the surname listed with the Board appears on the seal and in the signature. 
    6. The seal shall be capable of leaving a permanent ink representation, a permanent impression, or an electronically-generated representation on the documents. The signature may be applied to the documents electronically. 
    7. Preprinting of blank forms with the seal or signature, the use of decals of the seal or signature, or the use of a rubber stamp of the signature is prohibited.
    8.  (1) All professional engineering plans, specifications, reports, or documents (hereinafter referred to as “documents”) shall be signed and sealed in accordance with the requirements of the Professional Engineers Act and any other laws related to the practice of professional engineering and shall be signed and sealed in a manner such that all work can be clearly attributed to the licensee(s) in responsible charge of the work.
      (2) All maps, plats, reports, descriptions, or other professional land surveying documents (hereinafter referred to as “documents”) shall be signed and sealed in accordance with the requirements of the Professional Land Surveyors’ Act and any other laws related to the practice of professional land surveying and shall be signed and sealed in a manner such that all work can be clearly attributed to the licensee(s) in responsible charge of the work.
      (3) When signing and sealing documents containing work done by or under the responsible charge of two or more licensees, the signature and seal of each licensee in responsible charge shall be placed on the documents with a notation describing the work done under each licensee’s responsible charge.
    9. Each licensee shall include the date of signing and sealing immediately below or next to the signature and seal. 

STANDARD TYPES OF STATEMENTS AND ACKNOWLEDGEMENTS FOR SUBVIDIVISION PURPOSES

LGD Staff should use the Standard Statements and Acknowledgement document (Magdi will send to Monika) for all the possible types of statements and acknowledgements that are required on a Final Tract or Parcel. Use the ones that apply to the specific case covered by the map in question.

City Engineer and Engineer of Surveys Statements on Final Maps

Per Section 66442 of the California Government Code, a certificate or statement by both the City Engineer and the Engineer of Surveys is required on all final maps.  If the City Engineer was registered as a Civil Engineer after January 1, 1982, he or she shall only be qualified to certify statements 1, 2 and 3 below. Statement 4 can only be certified by the Engineer of Surveys.

The City Engineer and Engineer of Surveys shall sign, date, and below or immediately adjacent to the signature indicate his or her registration or license number and state the following:

  1. He or she has examined the map
  2. The subdivision as shown is substantially the same as it appeared on the tentative map, and any approved alterations thereof 
  3. All provisions of the Subdivision Map Act and the LAMC applicable at the time of approval of the tentative map have been complied with
  4. He or she is satisfied that the map is technically correct (if City Engineer was not licensed prior to 1-1-82, the Engineer of Surveys must certify this statement)

The Engineer of Surveys shall complete and file with the City Council his or her certificate or statement, as required by the Subdivision Map Act, within 20 days (Per the Subdivion Map Act 66442) from the time the final map is submitted to him or her by the subdivider for approval.

Easements & Dedications

ONE-FOOT FUTURE STREETS AND/OR ALLEYS

The practice of requiring 1-foot future streets and/or alleys to be shown along the outside of incomplete public dedications and across the termini of all dedications abutting unsubdivided property has been discontinued. In the early to middle part of the 20th century when there were still large areas of vacant land this was necessary for orderly development. Given that the City is predominantly developed this practice is no longer necessary. If a special circumstance warrants the 1-foot future street or alley, it will be included as a special numbered condition.


EXISTING STREETS AND EASEMENTS

Any streets or easements to be left in effect after resubdivision shall be adequately delineated on the map.  Existing easements may be abandoned with proper authorization from the Advisory Agency.  To effecutiate abandonment on the map, written notification of each abandonment shall be listed by reference to the official record including the recording date creating these public streets or public easements. A certification on the Final Map is required and the City Clerk shall sign and authorize this abandonment on behalf of the City Council.

In addition, before a public easement which another public entity has vested interest may be abandoned, the public entity shall receive notice of the proposed abandonment. No public easement vested in another public entity shall be abandoned if that public entity objects to the proposed abandonment.

Requirements to Show Existing Easements on Final Maps

  1. Easement Lines:  The final map shall show all necessary data including width and side lines of all public easements to which the lots in the subdivision are subject. If the easement is not shown on the Map, a statement referring to the easement shall appear on the title sheet.
  2. Easement Designation:  Denoted by broken lines
  3. Easement Identification:  Clearly labeled and identified and, if already recorded, proper reference to the recordation . Easements being dedicated shall be indicated in the Certificate of Dedication (often found under the Owner's Statement - Subdivision Map Act 66430).  
    A sample Final Map can be found by click here.

Natural Water Course Designation

The location of any natural water course shall be shown on the final map ,unless such natural water course or channel, stream, or creek is shown on the grading plans to be filled or otherwise eliminated by the grading of the tract.

Public Sewer Easements (Small Lot Subdivisions)

If required by the Tentative Approval, the necessary Public Sewer Easement shall be dedicated on the Final Map within a Small Lot Subdivision.  This is subject to the approval of the District Office. 

 

Miscellaneous Map Requirements

SEPARATED PARCELS

When any land to be subdivided is separated/divided into two or more parcels, or portions by any parcel of land, other than a street, highway or other public way, or a railroad, public utility or flood control right-of-way, each separate parcel or portion thereof shall be subdivided as a separate parcel and shown on a subdivision map.

MERGER AND RESUBDIVISION

Per LAMC 17.10.1, subdivided lands may be merged and resubdivided without reverting to acreage by complying with all the applicable requirements for a subdivision of land. The filing of the final map or parcel map shall constitute legal merging of separate parcels into one parcel and the resubdivision of the parcel. Any unused fees or deposits previously made pertaining to the property shall be credited pro-rata towards any requirements which are applicable at the time of resubdivision. Any streets or easements to be left in effect after resubdivision shall be adequately delineated on the map. After approval of the merger and resubdivision by City Council, the map shall be delivered to the County Recorder. The filing of the map shall constitute legal merger and resubdivision of the land affected thereby and shall also constitute abandonment of all streets and easements not shown on the map. 

DESIGNATED REMAINDER PARCEL (Subdivision Map Act 66426.6)

If the map includes a “designated remainder" parcel and the gross area of the “designated remainder” parcel or similar parcel is five or more acres, that remainder parcel need not be shown on the map and its location need not be indicated as a matter of survey, but only by deed reference to the existing boundaries of the remainder parcel. A parcel designated “not a part” shall be deemed to be a “designated remainder”.

ADDITIONAL INFORMATION ON MAP

The map shall contain a notation or reference to additional information required by local ordinance.  No additional requirements shall be included that do not affect record title interest.

 

Survey Division Subdivision Checking Guide and Check Sheet

The Survey Division shall review the Final Map using the checklist shown in the Subdivision Check Sheet (Figure D 350a). Each box on the check sheet should either have an “OK” or “NA” (not applicable to this map). Any missing or incorrect information will be marked in red on the submitted map for corrections to be made by the private surveyor.  For additional clarification of the items in the Check Sheet see the Final Map Checking Guide (Figure D 350b).

EVIDENCE OF BOUNDARIES

Evidence of boundaries shall be clearly and fully shown on the final map.  Such stakes, monuments or other evidence determining the boundary of the subdivision, including those found on the ground together with sufficient designations of adjoining subdivisions by lot and tract number, map book, and page number, or by section, township and range, or other proper legal description as may be necessary to locate precisely the limits of the subdivision.

Sample Statements for Establishment of Boundary Lines

Some or all of the following statements should appear on the map:

  1. Established by found monuments - Lines which are established between found monuments. State reference on map
  2. Established per said document - Established at the distance called for on the vesting document. (For example: The Northerly 50’ of Lot 275 or the Easterly 300’ of Lot 1 except the Westerly 85’ thereof.)
  3. Established at record distance per (reference) - State references on map
  4. Established by proportion per (reference) – State references on map
  5. Controlling monuments - Used to proportion boundary lines.  DO NOT USE JUNIOR MONUMENTS TO ESTABLISH SENIOR LOT LINES. Show all elements of proportion

MONUMENTS AND TIES

Standard

Each final map shall show durable monuments of not less than two-inch steel pipe at least 24 inches long  found or set at or near each boundary corner. The precise position and character of each monument shall be shown on the final map. Where the elevation of the top of each such monument is not approximately level with the surface of the ground, its relative position shall be indicated.

Additional Requirements

The establishment of boundary monuments may be required by the Survey Division prior to the recordation of the final map.  These requirements may be modified in order to:

  1. Accept the submission of complete field notes as evidence of a thorough survey, or
  2. Setting of only a portion of the boundary monuments, or
  3. Referencing of monuments to adjacent reference points and a timely field inspection by Survey Division after the setting of the boundary monuments.

Reference points shall be indicated in a set of field notes showing clearly the ties between such monuments. Boundary monuments shall be indicated in a set of field notes that clearly show the ties for such monuments of a sufficient number to accurately reestablish each boundary monument after recordation of the final map. Said boundary monuments shall be properly located as deemed by the Survey Division to be suitable and sufficient.

The procedure and practice of all survey work done on any subdivision shall conform to the accepted standards of all engineering and surveying professions. The boundaries on final map shall close-in all its parts.

In the event the City Engineer has established the control line of any street or alley in/or adjoining a subdivision, the Final Map shall show such control line together with the reference to a field book or map showing such control line and the monuments which determine its position. If reestablished by ties or other accepted standard survey practice, notes are to be furnished.

For control line monuments set, the surveyor shall furnish to the Survey Division a set of notes clearly showing such monument and a sufficient number (normally four) of durable distinctive reference points or monuments. Such reference points may be lead, tacks, and tag in sidewalks or curbs, or a 1” I.P. or better set back of the curb line and below the surface of the ground, or such substitute as to be less likely to be disturbed. All monuments shall be tagged with certification number.

A set of notes shall be complete and be prepared per the Survey Division standardized filed record requirements. All such notes shall be indexed by the BOE Central Records Section as part of the permanent public records.

MONUMENT AND TIE NOTE REQUIREMENTS FOR SUBDIVISIONS

See the City's Professional Land Surveyors Notes - Existing Streets and City's Professional Land Surveyors Notes - New Streets for examples of Professional Land Surveyor’s Notes.

General Requirements

All required monuments and tie points set or found shall be visibly marked and uncovered prior to request for survey inspection. 

Inspection requests for “to be set” maps should be in writing within five (5) days of the setting of the monuments pursuant to the Subdivision Map Act, Section 66497. Applicants should included with the request a copy of the map and any tie notes or certificates of correction. These should be sent to Survey Division, Monument Section, 201 N. Figueroa St., Suite 1100, Los Angeles CA 90012 or by email to eng.surmaps@lacity.org.

Monument clearance is a condition to be satisfied before a “set” map can record. Inspection requests for “set” maps are the responsibility of the Monument Section of the Survey Division. The assigned map checker will include Monument Section contact information with their approval of the monument positions. After monuments positions are approved prepare them for inspection. You may request inspection of the Monument Section by regular mail or email. Included with the request please provide a copy of the map and any tie notes if required for the monuments being inspected. 

Tie notes shall be on standard BOE plat paper. Plat paper may be purchased from the Central Records Section in the Public Works Building located at 1149 S. Broadway, Los Angeles (Basement Level, Suite B-10).

There shall be no less than four tie points for each control line monument.  There will be two (2) on each side of the control line (C/L). The tie points will be throw-overs wherever possible. A tie point will be set on the prod (production) of each survey line where possible. When practical, tie points will be kept within the right of way limits. Additional information can found under the Definitions of Monument Establishment Phrases section and Perpetuation of C/L Monuments and Ties section. 

Perpetuation of C/L Monuments and Ties (formatting of this section to be reviewed)

Pursuant to the Subdivision Map Act, Article 9, Monuments 66495, in order to perpetuate adequate survey monumentation for the benefit of the surveying community at large, field surveys performed for the purpose of filing a Final Map will require that tagged monuments be set at controlling positions where record monuments are not found (such as C/L intersections, angle points and curves).  The Survey Division will require that controlling monuments be set at the time the survey is being performed. Professional Land Surveyor Notes will be submitted as part of the Final Map package and approval of the notes will be a condition of Survey clearance. Notes will be microfilmed and indexed on the City of Los Angeles 99A sheets. This will not affect new on site monuments or their reference points (i.e., prods) for “to be set” maps.

When City Engineer Field Book (C.E.F.B.) ties are used to set your monument the following should be included on the Final Map and Professional Land Surveyor Notes:

  1. Show type of monument set and tagged with your certificate number
  2. State “set by ties” and reference to City Engineer Field Book (C.E.F.B.)
  3. Notes measured and recorded data to record monumentation (along control lines/ center line (Record data refers to that should on C.E.F.B.)

On the Professional Land Surveyor Notes show existing and additional ties set. (Minimum four (4) ties, two (2) on each side of the C/L, throw-overs preferred.)

When your monument cannot be reestablished by existing C.E.F.B. ties and other methods of reestablishment are used, on the Final Map and Professional Land Surveyor Notes, the following should apply:

  1. Show type of monument set and tagged with your certificate number 
  2. State method used to set monument and references (See definitions of monument establishment phrases)
  3. Show controlling monuments used and state references (Note measured and record data to record monumentation along control lines/ centerline (record data refers to that shown on C.E.F.B)

On the Professional Land Surveyor Notes show existing and additional ties set. (Minimum four (4) ties, two (2) on each side of the C/L, throw-overs preferred.)

On a case by case basis, when a Standard Survey Disk Monuments (S.S.D.M.), Standard Survey Monuments (S.S.M.) or Sewer Maintenance Hole Monuments (S.M.H.M.) have been paved over, a set nail and tag will be acceptable. All requirements for the references and statements on the Final map are the same as above. Professional Land Surveyor Notes will not be required for these points. The nail and tag will be used for monument recovery by the Survey Division at a later date.

Professional Land Surveyor Tie Notes Requirements

The following applicable information must be filled out on the heading of each sheet of plat. The Survey Division will enter field book and page numbers.

  1. North Arrow
  2. Street name(s)
  3. Finder distances
  4. Appropriate calls on all monuments and ties (See monument and tie  definitions under Subsections D 353.4 and D 353.5)
  5. Establishment statements (See definitions of monument establishment  under Subsection D 353.7)
  6. Tie line designation – (i.e., T/O)
  7. Control line designation – (i.e., C/L)
  8. Curb line shall be shown as a double line
  9. Curb to curb existing street widths, half and full, with leaders
  10. Property lines are required for new streets within the tract
  11. Property line designation if shown – (i.e., P/L)
  12. If property lines are shown, Right of Way widths, half and full, with leaders
  13. Field notes shall be cross-referenced by sheet number to all sheets being prepared. A cross-reference shall be made to the nearest point tied to a CEFB when applicable.
  14. Reference to nearest street intersection and or type of monument shall be  used when necessary for clarity
  15. Control line curve data: radius, delta, tangent or chord, and arc length
  16. Control line intersection angle for new streets within the tract or new street intersecting existing street
  17. Control line distances if necessary for location
  18. The R.C.E. or L.S. number that is shown must be in agreement with the final map
  19. Note measured and record data to record monumentation along control lines/ centerline (record data refers to that shown on C.E.F.B)

If discrepancies are found, the Survey Division, Final Map Section shall make a formal notification and the field notes shall be returned. 

Monument Definitions

  1. Lead and Tag in concrete (Set L&Tag L.S. #) – Surveyor’s or engineer’s certificate number shall be stamped on the tag.
  2. Epoxy and tag may be used in special circumstances, when using lead could result in damage to private property.
  3. Two-inch Iron Pipe (Set 2” I.P. L.S.#) not less than 24” in length. A nail and tag shall be imbedded in concrete in the top of the pipe or plug with certificate number.
  4. Spike and Washer (Set S&W, P.L.S. #) – Surveyor’s or engineer’s certificate number shall be stamped on the washer. 
  5. When a storm drain or a sanitary sewer maintenance hole occupies the position where a permanent monument should be set, the Survey/Engineer, shall establish a minimum of (4) accessory curb ties for th efuture establishment of the controling location. Ties notes memorializing the establishment shall be filed with and approved by the Survey Division.

Tie Definitions

  1. Lead and Tag (Set L&Tag, P.L.S. #) – to be used in concrete only
  2. Spike and Washer (Set S&W, R.C.E. #) to be used in AC only. Spike to be not less than 1½” long with punchmark
  3. I.P. (Set 2” I.P. L.S. #) of not less than 2” in diameter. A nail and tag shall be imbedded in concrete in the top of the pipe or plug with certificate number

Monuments Required

  1. A durable monument shall be required at all of the following points:
    1. Tract Boundary
    2. Angle Points, BC and EC
    3. Intersection with City Boundary
    4. Non-indivisible points on Tangent
    5. Intersection with Street and/or Alley center lines and property lines
  2. Street Control Line
    1. PI within the street limits, or intervisible chord points (Sub PI) when the PI is not accessible. BC and EC are optional if PI or Sub PI’s are set
    2. Street and Alley Center Line Intersections
  3. If the position of a monument is “inaccessible”, an offset monument set along the tract line, on an even foot offset, may be set “in lieu” of the actual corner. The offset can be a maximum of five feet. Double offsets are allowed with Survey Division permission only after an inspection of the site. 
  4. Any change from the recorded map of monument character or location shall require a certificate of correction pursuant to Article 7 Section 66469 of the Subdivision Map Act. 

Definitions of Monument Establishment Phrases 

Each statement should be as exact as possible in its explanation. It should accurately state in standard terms the method used to establish the position
of the set monument (i.e., Set S&W, L.S. #). You must show controlling found monuments (i.e., Fd. S&W, L.A.C.E.) and references (i.e., per C.E.F.B. 168-169 pg.118 or other record document) on Map and P.E. notes. Some of the more commonly used phrases and their meanings are listed below.

Found Monuments

  1. Statement: Fd. (monument) per (C.E.F.B. or other record document)  Example: Found monument in same location and of same character as reference.
  2. Statement: Fd. S&W, L.A.C.E. in lieu of S&T per C.E.F.B. 6503 pg. 37.  Example: Found Monument is of a different character then that of reference notes but tagged by same agency that set monument on reference P.E. or C.E.F.B. notes. This indicates up dated notes are not yet in the system. Use phase “in lieu of ”
  3. Statement: Fd. (monument) 0.07 N., 0.05 W. per (reference) Example: Offset monument found in same location and of same character as reference.  
  4. Statement: Fd. (monument) per (reference) 0.07 N., 0.05 W. Example: Offset monument found of same character and different offset as reference. 
  5. Statement: Fd. S.M.H.M. established by Hooks per (reference)  Example: Ties in the interior wall of the structure are used. 
  6. Statement: Fd. 4 PM’S on S.M.H. rim fits ties per (reference) Example: If the punch marks or strads were used, the position must be
    checked by existing ties.
  7. Statement: Fd. S.S.D.M. per (reference)  Example: Subsurface standard survey disk monument was found. 
  8. Statement: Fd. S.S.M. per (reference) Example: Subsurface dural bar monument was found. 

Set Monuments

  1. Statement: Set (monument) by ties per (reference) Example: Set monument by ties per reference.  Tie distances and throwovers are weighted as to their apparent stability or quality of fit. If a prod or tie is held to, or other ties appear unstable, state the facts on P.E. notes. 
  2. Statement: Set (monument) by line and ties per (reference)  Example: A temporary point is established by ties per reference, then moved over to the control line (monumented and referenced), along a line perpendicular to the control line. 
  3. Statement: Set (monument) by proration between (monument) per (reference) and (monument) per (reference) Example: Use controlling distance and the measured distance to set monument on line at prorated distance. 
  4. Statement: Set (monument) by line and distance from (monument, direction), per (reference)  Example: Holding to a control line (monumented and referenced) and setting a monument at the distance called for by C.E.F.B. or other record document. Proration was not used to set monument.
  5. Statement: Set (monument) by angle and distance from (monument, direction), per (reference) Example: Holding to a control line (monumented and referenced) and setting off a direction and distance using the angle and distance of the stated reference.
  6. Statement: Set (monument) by intersection between (monumented line) per (reference) and (monumented line) per (reference). Example: Does not mean set by ties except when a prod is used. An intersection is created by found monuments on each side of the intersected point. There must be 2 held monuments (referenced) for each line. Show controlling monuments and references on Map and P.E. notes. 
  7. Statement: Set (monument) by angle, distance intersection from (monument, direction),  per (reference) and (monument, direction), per (reference)  Example: From one direction holding to a control line (monumented and referenced), set off a direction using the angle of the stated reference.  From the other direction holding to a control point (monumented and referenced), set off a direction using the distance of the stated reference. 
  8. Statement: Set (monument) by angle, angle intersection from (monument, direction), per (reference) and (monument, direction), per (reference)  Example: Holding each control line (monumented and referenced) and setting off a direction using the angle of the stated reference. 
  9. Statement: Set (monument) by distance, distance intersection from (monument, direction), per (reference) and (monument, direction), per (reference)  Example: Holding each controlling point (monumented and referenced), set off a direction using the distance of the stated reference. 
  10. Statement: Set (monument) by type of adjustment of (state referenced data) between (monument), per (reference) and (monument), per
    (reference)  Example: State type of adjustment used (i.e., compass rule, grant line, etc.). Do not state “set by adjusted angle and distance”.

Deferment of Monuments

In the event any or all of the monuments required are “to be set” subsequent to the recordation of the final map, the map shall clearly show and describe such monuments. The sub-divider shall agree to have all monuments so deferred set no later than 24-months after the recordation date of the final map. When setting of final monuments is deferred, a Survey Monument Bond shall be posted. The purpose of the bond is to guarantee payment to the surveyor for setting the final monuments and/or guarantee the setting of the final monuments in the event of death, disability or retirement of the surveyor of record pursuant to Section 66497 of the Subdivision Map Act. 

Survey Monument Bonds are calculated at the rate of $1500 for the first monument and $450 for each additional monument (Magdi will ask Gregg V. about this fee and what LAMC allows it). A one time Survey Monument Bond Processing Fee per LAMC 17.07.E.3 will be charged for the cost of managing the deposit and processing refunds. For the details of this procedure see the Bond Processing subsection under "Bond Control" section of this manual.

CASH RECEIPT: The deposit shall be posted at the Land Development Group Public Counter per the Universal Cashiering guidelines and procedures in this manual.

DIRECTIVE TO COMPLY: A Survey Monument and Certification of Payment Directive  letter will be mailed to the surveyor of record, instructing the surveyor that final monuments must be set within six (6) months if any of the following conditions exist: 

  1. Upon receipt of a notice of completion of improvements from either the District Office or the Bureau of Contract Administration, not to exceed 24 months following the filing date of the Final Map.
  2. After recordation of the Final Map if no improvements are required. 
  3. As soon as possible after any required public improvements by the City (e.g. capital improvement projects, assessment project or defaulted bond proceedings) when such improvements are completed after recordation of the Final Map. 

 

Monument Inspection Procedures

“Set” Maps

The Survey Division shall inspect and verify all monumentation shown on the Final Map prior to recordation of the map. This shall be done subsequent to the approval of the boundary position by the Survey Division. A written inspection request together with the latest corrected copy of the Final Map shall be submitted to the Final Map/ Monument Section. All monumentation shall be painted, flagged and made highly visible prior to inspection.

“To Be Set” Maps (Magdi to confirm if this shall remain)

When monumentation has been deferred by a Monument Bond, the following procedures apply:

  1. Monument inspection requests shall be in writing within five days of the final monuments being set pursuant to Section 66497 of the Subdivision Map Act
  2. All points set with a different character then that which is shown on the recorded Final Map shall require a Certificate of Correction
  3. Certificates of Correction shall be submitted to the Final Map Section for approval together with a check made to the Office of the County Recorder / Registrar for recording fees
  4. Included with the request shall be a full size copy of the recorded map together with any tie notes and/or Certificates of Correction
  5. All monumentation shall be painted, flagged and made highly visible prior to inspection
  6. As of August 2007, the rates for recordation are $9.00 for the first sheet and $3.00 for each additional sheet (CONFIRM FEES). (Personal checks require a drivers’ license number on the check.)

Monument Inspection Requests

Monument inspection requests can be sent via email.  The private engineer or surveyor will be provided an email address from their map checker.  

Monument Clearance and Certification of Payment Directive

The following is the procedure for monument clearance and certification of payment directives:

  1. After setting final monuments, the surveyor of record shall notify the Monument Section of the placement of the final monuments within five days of the final monuments being set pursuant to Section 66497 of the Subdivision Map Act
  2. The Monument Section will forward notification to the surveyor of record when the final monuments are inspected and approved
  3. Survey will update the subdivision map tracking system with date it was inspected and cleared
  4. The surveyor shall notify the Monument Section when the invoice for final monumentation has been paid
  5. After sixty (60) days or as soon as the Monument Section receives acknowledgement that the surveyor has been paid, the bond will be refunded to the depositor.
    1. If the surveyor of record has not been paid, they may make a claim against the Survey Monument Bond by providing a written letter indicating non-payment with a copy of the unpaid invoice to the Monument Section. A claim notice will then be sent to the depositor notifying them of said claim. If the depositor can provide proof that the surveyor has been paid for final monumentation, the bond will be refunded to the depositor.
    2. If after thirty (30) days no such proof is provided or there is no response, the unpaid invoice will be paid from the Survey Monument Bond with the balance will be refunded to the depositor.

Monument Compliance Directive:  Failure to set monuments or request monument inspection within (6) months of the date of the Survey ?Documentation?and Certificcation of Payment Directive the surveyor of record will be sent a Survey Monumentation Compliance Directive as a reminder and allowing thirty (30) more days to set final monuments.

Failure to Set Monuments:  Should the surveyor of record fail to set final monuments then the Department of Consumer Affairs, Board of Registration for Professional Engineers and Land Surveyors Enforcement Unit will be notified of the violations under the provisions of Section 8780 (b) & (d) of the Professional Land Surveyors Act as well as Section 66495 of the Subdivision Map Act. The Survey Monument Bond will be forfeited and the City Survey Division shall place the monuments.

 

Final Review Procedures for Tract and Parcel Maps (Clearance of Conditions)

Recreation and Parks Site Requirements

If the Advisory Agency has required dedication of land for park and recreation sites as a condition of approval of a tentative map, the City Engineer shall not certify the final map to the City Council unless it includes such offer to dedicate for the required land, provided, however, that said offer may be by separate instrument. If the Advisory Agency has required the payment of fees for the acquisition and development of park and recreation sites and facilities as a condition of approval of the tentative map, fees shall be paid to the Department of Recreation and Parks and deposited in the appropriate trust accounts in the Recreation and Parks Fund. The Department of Recreation and Parks shall notify the City Engineer of receipt of such fees. The City Engineer may then certify the final map. If the final map is not recorded, then, upon the written request of the subdivider, the Department of Recreation and Parks shall process and approve the refund of such fees to the subdivider.

Covenant and Agreement

A “Covenant and Agreement” is used to clear BOE tract and parcel map conditions and shall be prepared and recorded by the developer or his or her authorized representative. The existing legal description should be used to describe the property in lieu of the new tract or parcel map. The document must be approved by the Land Development Group Final Review Section before recording it with the Los Angeles County Recorder.

The procedure for the developer or his/her representative to prepare the “Covenant and Agreement” document is as follows:

  1. Property Owner(s) to complete and have notarized the “Covenant and Agreement” form (See Figure D 362) 
  2. Property Owner or his/her representative to submit the following documents to LGD for approval and signature (201 N. Figueroa Street, Suite 290):
    1. Notarized “Covenant and Agreement" 
    2. Preliminary subdivision title report to verify ownership
  3. Property Owner or his/her representative to record the document with the Los Angeles County Registrar-Recorder and obtain a certified copy.  
    1. LA County will return the original document to the Property Owner or his/her representative after it has been microfilmed. 
  4. Property Owner or his/her representative shall provide LGD with a certified copy of the recorded document in order to clear the condition. 

DEPARTMENTAL CLEARANCES

Before a tract or parcel map can be released for recording, clearance letters are required from the following departments/offices (See Figure D 363):

  1. Department of Recreation and Parks
  2. Department of Water and Power – Water
  3. Department of Water and Power – Power
  4. Bureau of Engineering District Office

For street merger conditions LGD staff will send out a “Notice of Merger” and monitor the necessary consents and approvals from utility agencies and appropriate parties.

THE SUBDIVISION FILE

  1. Arrange the file with Planning Actions on top according to the date of the action (most recent on top)
  2. Preliminary Guarantee
  3. T Ordinance, if any and accompanying Council action
  4. Correspondence and all other items sorted by date with the most recent on top

ELECTRONIC CONDITION CLEARANCES

LGD maintains an electronic condition tracking system under the Subdivision Map Status internet application. LGD staff posts the individual numbered conditions on this tracking system from the Planning Department approval letter. All involved City Departments must sign off their respective conditions through this online tracking system.

Conditions Check

  1. The checker should have filled out a check sheet with all conditions indicated thereon
  2. Compare map conditions with the check sheet to make sure the two agree
  3. Go through the file checking clearances against the check sheet and note and differences on the outside of the subdivision map file. 

Checking the Map

  1. Check for lot areas and widths as required by the zoning.

Checking the Title Sheet

  1. Check against final guarantee for ownership, trust deeds and signature omission notes (if public utility signatures are omitted make sure the utility has submitted a consent letter and that letter is in the file).
  2. Complete the Certificate of Title at the bottom of the title sheet showing title company, policy number and all owners and trust deed holders (beneficiary or trustee) and date of final guarantee. 

PREPARE THE COUNCIL REPORT

Pursuant to California Government Code Section 66458 and LAMC Sections 17.07(B) and 17.56(B) the following procedure is followed.

At the beginning of the Final Review period, the assigned LGD map checker will prepare a draft Council Report (See Figure D 369) recommending approval of the final map. The map checker shall note the following if applicable:

  1. A Subdivision Improvement Agreement and Contract with attached  security documents
  2. A zone change
  3. A building line removal ordinance
  4. A zone boundary adjustment resolution
  5. A resolution of acceptance

If any of these apply incorporate the appropriate recommendations and transmittal in the Council Report. If the map involves a merger and resubdivision or reversion to acreage, include the appropriate paragraphs in the discussion section of the report.

After the Final Review

After the final review, the following items will be required prior to sending the Council Report to the City Clerk should be rechecked:

  1. City Assessments clearance
  2. County tax clearance
  3. Received final guarantee from Title Company
  4. Obtained City signature to certify City Council Approval

PREPARATION FOR CITY COUNCIL APPROVAL AND FINAL MAP RECORDATION

When the Land Development Group map checker is finished with review of the final map it is delivered the Public Counter for tax and assessment clearance. As each of the steps are cleared, the individual clearing the particular step will log in on the Subdivision Map Status System with the date of the clearance. The Public Counter staff will perform the following steps:

  1. Two copies of the map are made
    1. Final Map Checking Sheet (C/S) Print: Fold one copy of the map, right side in and in quarters. In the upper right hand corner write “C/S” with the Date below it. In the middle of the quarter sheet write the map number in large numerals. Give this copy of the map to the Right-of-Way investigation group to verify the street names.
    2. Final Guarantee Request: Fold one copy of the map right side out. Fill out letter to the Title Company(See Figure D 371) , place it on the map and “Z” fold the map and letter keeping the letter head visible and mail it to the Title Company.
  2. Call the Los Angeles County Department of Public Works to verify if the Taxes and all Fees have been paid
    1. If Yes, email a copy of the Legal Description (found on the title page of the map) to the Assessments Section of the Bureau of Street Lighting. 
      1. When the map has been cleared by Assessments, the Public Counter staff will notify the Civil Engineer in charge of the Final Map section. The Civil Engineer will then sign and date the map. After the map has been signed, return it to the LGD Map Checker. 
    2. If No County Tax or Assessment Clearance can be obtained, Applicant shall work with LA County, DPW, to obtain and complete all the  necessary information to obtain clearances
  3. When the Final Guarantee is received, after it has been logged in the Subdivision Map Status System, it should be forwarded to the LGD Map Checker for review. If any discrepancies between the Final Guarantee and the Map are noted, LGD to inform the applicant to make the appropriate corrections. 

    Once the County Tax,  Assessment Clearance, or other outstanding clearances have cleared and LGD has a hard copy of the Final Guarantee; the LGD Plan Checker will review the map and process it for signature by the Civil Engineer and Division Manager. The Division Manager signs and seals the map on behalf of the City Engineer.

    LGD counter staff will perform the following:
    1. Take the map to the Survey Division for signature and seal
    2. Confirm receipt the signed and sealed map back from Survey Division

Approval of Final Map by City Council

Once the signed and sealed map is returned from Survey and the Council Report is signed by the Division Manager, LGD counter staff will perform the following:

  1. Upload the following documents to the NOVUS system:
    1. Council Report
    2. City Planning Letter of Determination
    3. Bond Documents
  2. Confirm the City Clerk received the package and scheduled the item for Council approval
  3. Simultaneous with the City Council approval, the LGD Division Manager should provide signatures on the final map. The LGD Division Manager shall sign for the City Engineer.
  4. Confirm with the Council Liaison if the map was approved or held over
  5. Once the report is approved by City Council, the mylar is stamped with the City Seal by the City Clerk and they should sign and date the title page 
  6. The map is ready for recording with the LA County Department of Public Work (Alhambra office).  If the owner has paid for a Conforming Copy (extra copy with recording information) the LGD staff should make a copy of the map and roll the copy and the original together for delivery to the County Department of Public Works.  Recordation shall be performed by LGD staff in order to maintain the integrity of the approved map. 
    1. BOE staff to make a copy of all information as a backup
    2. The map should be placed in the box for “Recording” The County Public Works Department after finishing their checking takes the final map to Los Angeles County Recorder for the actual recording. A copy of the map is then returned to the Land Development Group by the County Recorder.
    3. BOE staff shall get proof of delivery from LA County to confirm the delivery of mylar(s)

Once the final map is delivered to LA County Public Works, the responsibilities of BOE are done. BOE is not responsible for the actual recordation of the final map. Mapping Division on a monthly basis will receive copies of recorded final maps from the County Recorder’s office. Based on these recorded maps, Mapping Division will update the City maps.

MODIFICATION OF RECORDED PARCEL MAP

In addition to amendments to parcel maps authorized by Government Code Section 66469, after a parcel map is filed with the Office of the County Recorder, such recorded map, including the conditions of approval thereof, may be modified pursuant to the provisions of LAMC 17.59 - Modification of Recorded Parcel Maps. The provisions of this section are not applicable to Certificates of Correction or Amending Maps filed pursuant to Government Code Section 66469.

Applications for Certificates of Correction or Amending Maps filed pursuant to LAMC 17.59 - Modification of Recorded Parcel Maps may be filed with the Advisory Agency. The filing and processing of such applications shall conform to LAMC 17.53.H - Approval of Preliminary Parcel Map relating to the filing and processing of modifications of preliminary parcel maps. In addition to such requirements, a public hearing shall be held by the Advisory Agency, and 10 days notice thereof shall be published in a newspaper of general circulation and mailed to the applicant and owners of all properties located within 500 feet of the subdivision (as shown on the records of City Clerk and on the records of the County Assessor for property located outside of the City of Los Angeles). Written notice shall be mailed to residential, commercial and industrial occupants of all property within 500 feet of the exterior boundaries of the property involved. This requirement can be met by mailing such notice “occupant’. This notice shall conform to the requirements of Government Code Section 66451.3. The decision of the Advisory Agency may be appealed in accordance with the applicable provisions of LAMC  17.54 - Appeals relating to the appeal of preliminary parcel maps.

Notice of the public hearing shall be posted by the applicant in a conspicuous place on the property involved at least 10 days prior to the date of public hearing.

Consideration of, and action on, such applications shall be limited to the proposed modifications.

No such modifications or amending map will be approved unless the Advisory Agency, or the Board of Zoning Appeals or the City Council on appeal finds each of the following:

  1. That there are changes in circumstances which make any or all of the conditions of such map no longer appropriate or necessary
  2. That modifications do not impose any additional burden on the present fee owner of the property
  3. That modifications do not alter any right, title, or interest in the real property reflected on the recorded map
  4. The map and conditions as modified conform to the provisions of Government Code Section 66474 and the LAMC
  5. That the decision-maker has given consideration among other factors to the effects of the modifications on surrounding properties. 

If an Amended Final Map is needed in conjunction with the modification, it should be processed similarly to the regular final map checking, Council approval and recordation process.