Ordinance - 117ORDINANCE No. 117
AN ORDINANCE OF THE CITY OF WEST COVINA ESTABLISHING IN
SAID CITY REGULATIONS AND STANDARDS FOR THE •SUBDIVI-
SION OF LAND AND FOR THE PREPARATION AND PRESENTA-
TION OF SUBDIVISION MAPS THEREOF.
The City Council of the City of West Covina does ordain as follows:
SECTION 1. Pursuant to authority conferred by Chapter 670, Statutes
of 1937 of the State of California, approved June 30, 1937, known as the
Subdivision Map Act, and entitled: "An Act Relating to Real Estate Subdi-
visions and the Making and Recording of Maps, and Granting Limited
Powers of Cities, Cities and Counties, and Counties in Connection There-
with, Making Certain Acts Misdemeanors, Prescribing Penalties Therefor,
and Repealing Acts or Portions of Acts in Conflict Herewith" and amend-
ments thereto and in addition to any other regulations provided by law, the
regulations hereinafter in this ordinance contained are hereby established
and shall apply to all subdivisions or parts of subdivisions hereafter made,
of land wholly or partially within the City of West Covina and to the prepara-
tion of subdivison maps thereof for approval; and each subdivison and
each part thereof lying within the said city shall be made, and each such
map thereof shall be prepared and presented for approval, as hereinafter
provided.
SECTION 2. SHORT TITLE. This ordinance shall be known as the
"Subdivision Ordinance of the City of West Covina."
SECTION 3. DEFINITIONS. For the purpose of this ordinance, wher-
ever the term "Map Act" is used, said term shall be deemed to mean the
Subdivision. Map Act, California Statutes of 1937, Chapter 670, and amend-
ments thereto. Unless it is plainly evident from the context that a different
meaning is intended, certain terms used herein are defined as follows:
"City Council" shall mean the legislative body of the City of West Covina.
"Block." shall mean a tract of land within a subdivision entirely bounded
by streets, highways or ways, except alleys; or by streets, highways orways,
except alleys, and the exterior boundary or boundaries of the subdivision.
"Design" shall mean street alignment, grades and widths, alignment and
widths of easements and rights of way for drainage and sanitary sewers and
minimum lot area and width.
"Final map" shall mean a map prepared in accordance with the provi-
sions of the Map Act and of this ordinance, which map is designed to be
placed on record in the office of the County Recorder of Los Angeles County.
"Key lot" shall mean a lot the side line of which adjoins the rear line of
one or more adjoining lots.
"Planning Commission." shall mean the Planning Commission of the City
of West Covina.
"Private street" shall mean any parcel of land not dedicated as a public
street and used or intended to be used for ingress to or egress from a lot or
lots which may or may not have frontage on a public street.
"Record of survey map" shall mean a map prepared as provided in the
Map Act and conforming to the provisions of Chapter 15 of Division III of
the Business and Professions Code of the State of California and any amend-
ments thereto.
"Subdivider" shall mean a person, firm, corporation, partnership or asso-
ciation or a combination of any thereof who or which causes land to be divid-
ed into a subdivision for himself, itself or for others.
"Subdivision" shall mean any land or portion thereof shown on the last
preceding tax roll as a unit or as' contiguous units which is divided for the
purpose of sale, whether immediate or future, by any subdivider into five or
more parcels within any one year period, except (1) any parcel or parcels of
land which contain less than five acres, which abuts upon dedicated streets or
highways, in which street opening or widening in the dividing thereof into
lots or parcels, is not required by the City Council, where the lot design
meets its approval, and (2) any parcel or parcels of land divided into lots or
parcels, each of a net area of 2 Y2 acres or more, a tentative map of which has
(1).
been submitted to the Planning Commission and has been approved by it as
to street alignment and widths, drainage provisions and lot design; in either
case there shall be filed a record of survey map pursuant only to the pro-
vision of Chapter 15 of. Division III of the Business and Professions Code of
the State of California and any amendments thereto.
"Tentative map" shall mean a map made for the purpose of showing the
design of a proposed subdivision and of the existing conditions in and around
it and need not be used upon an accurate or detailed final survey of the
property.
SECTION 4. ADVISORY AGENCY. The Planning Commission of the
City of West Covina is hereby designated as the "Advisory Agency" as that
term is used in the Map Act and is charged with the duty of making investi-
gations and reports on the design and improvement of proposed subdivisions.
Until such time as a Planning Commission is established and put in opera-
tion, the City Council of West Covina shall act as such Planning Commission.
SECTION 5. FILING OF TENTATIVE MAP. Before presenting to the
City Council any subdivision map for approval each subdivider shall file
with the Planning Commission seven (7) white copies of the tentative map
and such additional copies as may be required by said commission and two
(2) copies of accompanying data, made in accordance with the requirements
of Section 6 of this ordinance. The time of filing a tentative map shall be
construed to be the time at which the same together with required data is
received in the office of the Planning Commission. The Planning Commis.
sion shall indicate the date of filing upon all copies of the tentative map and
accompanying data, and thereafter shall transmit one copy of the map to
each of the following: City Engineer and Superintendent of Streets, one each
to the members of the Planning Commission, and within three (3) days after
said filing shall forward one copy to the designated official of any adjoining
city or county requesting the same as provided in Section 9 of the Map Act.
One copy of the accompanying data, if any, shall be forwarded to the City
Engineer and Superintendent of Streets.
SECTION 6. FORM OF TENTATIVE MAP.
(A) Subdivider shall cause the tentative map of the land proposed
to be subdivided to be prepared by a registered civil engineer or licensed land
surveyor, and such tentative map shall be in full compliance with the require-
ments of this section.
(B) Said tentative map shall be clearly and legibly drawn. The mini-
mum dimensions of this map shall be 18 inches by 26 inches. The scale of
the map (preferably one inch equals one hundred feet) shall be such as to
show clearly all details thereof, and said map shall contain the following in-
formation:
(1) The tract name or number as secured from the County Surveyor,
(2) Sufficient description to define the location and boundaries of the .
proposed subdivision,
(3) Name and address of record owner or owners,
(4) Name and address of the subdivider,
(5) Name, business address and registered engineer's number or lic-
ensed land surveyor's number of the engineer or surveyor,
(6) The locations, names and existing widths of adjacent streets, high-
ways and ways,
(7) The locations, names and widths of all existing or proposed streets,
highways and ways in the subdivision and their approximate grades if in
excess of the six (6) per cent,
(8) The approximate widths and locations of all existing or proposed
easements for drainage, sewerage or public utilities,
(9) Approximate radius of each curve,
(10) Approximate lot layout and approximate dimensions of each lot,
(11) Approximate boundaries of areas subject to inundation or storm
water overflow and the location, width and direction of flow of all water-
courses,
(12) Plan and easements for drainage and for handling storm water,
(13) Existing use or uses of the property and, to scale, the outline of
any existing buildings and their locations in relation to existing and proposed .
street and lot lines,
(2)
(14) Statement of the proposed use or uses of the property if such use
is more restricted than is permitted in the zone in which the subdivision is
located,
(15) Source of water supply,
(16) Provisions for sewerage and sewage disposal,
(17) Proposed public areas, if any,
(18) Approximate contours where topography controls the design, when
required by the Planning Commission,
(19) Statements of the improvements and public utilities proposed to
be made or installed and of the time at which such improvements are pro-
posed to be completed,
(20) Approximate location of each area covered by brush or trees, with
a statement of the nature of such cover and the kind and approximate loca-
tion of all trees standing within the boundaries of proposed public rights
of way,
(21) In a subdivision which may reasonably be expected to be resubdi-
vided in whole or in part at some future time there shall be shown in dotted
lines on the tentative map a plan of future street extensions,
and (22) Type and location of street lights proposed to be installed, if any,
(23) Date, north arrow and scale.
(C) Such of the foregoing information as may not practically be shown
on the map shall be contained in a written statement accompanying the same.
When the area to be subdivided is not shown on one sheet of the required
size, the Planning Commission may require the submission of a map showing
the entire area and indicating street and lot lines only. When a tentative map
is submitted the Planning Commission may require the Subdividers to show
any of the following:
(1) That he is the owner of the property shown on the map as pro-
posed for subdivision,
(2) That he has an option or contract to purchase the property or
that portion of which he is not the owner,
(3) That he is the authorized agent of one who can comply with the
requirements of (1) or (2).
SECTION 7. STANDARDS AND DESIGN.
Each subdivision and the map thereof shall be in conformity to the fol-
lowing standards:
(A) Streets and Highways.
The map shall show the side lines of each street, the total width of each
street, the width of the portion being dedicated, and the width of existing
dedications. The widths and locations of adjacent streets and other public
properties shall be shown. If, any street in the subdivision is a continuation,
or approximately a continuation of an existing street, the conformity or the
amount of nonconformity of such street, to such existing street shall be
accurately shown. Whenever the County Surveyor or the City Engineer and
Superintendent of Streets has established the center line of a street or alley,
the data. shall be shown on the final map. All streets, as far as practicable,
may be required to be in alignment with existing adjacent streets or their
proper projection and shall be in general conformity with the most advan-
tageous development of the area affected by such subdivision.
(13) Major and Secondary Highways, Widths and Alignments.
Each major or secondary highway shall conform in width and alignment
to those designated on any master plan of streets and highways approved by
the City Council or any modification thereof approved by said Council , and
shall conform to any proceedings affecting the subdivision which may have
been initiated by the City Council or approved by said Council upon initiation
by other legally constituted bodies of the city, county or state.
(C) Local Streets —Widths.
Each street extending from one major or secondary highway to another
and all other streets in such subdivision, except major or secondary streets,
shall have a width of not less than sixty (60) feet and a roadway width of
not less than thirty-six (36) feet; provided that where, in the opinion of
the Planning Commission, the type of adjacent development or other eco-
nomic factors render it advisable, short streets in residential districts may
(3)
have a lesser width but not less than fifty-two .(52) feet and a roadway width
of not less than thirty-two (32) feet; provided -further, that local streets in
any steep hillside subdivision may have a lesser width, but not less than
thirty (30) feet in which event the roadway thereof shall be not less than
twenty-four (24) feet wide.
(D) Dead-end Streets.
Where necessary to give access to or permit a satisfactory future subdi-
vision of adjoining land, streets shall extend to the boundary of the property,
and the resulting dead-end streets may be approved without a turn -around.
In all other cases a turn -around having a minimum radius of forty (40) feet
with a curb radius of not less than thirty ('30) feet shall be provided except
where extraordinary conditions make a strict enforcement of this rule im-
practicable.
(E) Boundary Line Streets.
Any land intended to be a part of the ultimate width of a major or sec-
ondary highway or any reservation therefor, lying along and adjacent to any
boundary of the subdivision, shall have such a width as will conform to the
lines shown on any master plan of streets and highways.,approved by the
City Council or any modification thereof so approved covering the same
portion of such subdivision.
Subject to all of the provisions of subsection (C) of this section, any land
intended to be a part of the ultimate width of a highway or streets, other
than any such major or secondary highway, or any reservation therefor, ly-
ing along and adjacent to any such boundary shall have a width not less than
one-half of the full width required for any such highway or street by the
provisions of said subsection unless special conditions of alignment require
some other width.
(F) Private Streets.
Where private streets are indicated on such map they shall conform to
such standards as to width, alignment and improvements as the Planning
Commission may require. If such private street is one hundred (100) feet or
more in length a plan and profile of said street, as required by subsection
(G) of Section 8 of this ordinance, must accompany said final map. The side
lines of private streets shall be shown in broken lines and the area of said
private streets shall be shown as a part of the lots adjacent to said private
streets.
(G) Intersection Angle and Block Cut-off.
Any highway or street intersecting any other highway or street shall in-
tersect at an angle as near a right angle as is practicable.
At street intersections which include major or secondary highways, in-
tersecting of an angle of approximately ninety (90) degrees, the block corner
shall be rounded at the property line by a radius of not less than fifteen (15)
feet. .At intersections of other streets the radius shall be not less than ten
(10) feet. An optional method of a diagonal cut-off may be used, provided
that the dimensions thereof do not reduce the visibility, sidewalk width or
curb radius obtained by the above specified radii. The curb radius may be
required to conform to the radius of existing corners at the same intersection
where such radius is greater than fifteen (15) feet. Streets intersecting at an
angle other than ninety (90) degrees shall have sufficient radius or cut-off to
provide the same results as to traffic movement, visibility ,and design as pro-
vided by the foregoing requirements of this subsection.
(H) Curve Radius.
The center line curve radii on all streets and highways shall conform to
accepted engineering standards of design and shall be subject to approval by
the City Engineer and Superintendent of Streets.
(I) Grades of Streets and Highways.
No street or highway shall have a grade of more than seven (7) per cent
unless because of topographical conditions or other exceptional conditions,
the City Engineer and Superintendent of Streets determines that a grade in
excess of seven (7) per cent is necessary.
(J) Alleys. ;
Alleys at least twenty (20) feet in width shall be required in the rear of
all lots used or intended to be used for business purposes. In other cases the
provisions for alleys shall be optional n4 with the subdivider, provided that
such alleys shall be not less than twenty (20) feet in width. Where two
alleys intersect, a corner cut-off of not less than ten (10) feet shall be re-
quired.
(K) Street and Alley Arrangement.
The street and alley arrangement shall be such as the Planning Commis-
sion, in the exercise of its sound discretion, may determine will cause no
undue hardship to owners of adjoining property when they subdivide their
land, and adequate and convenient access to adjoining property shall be
required.
(L) Street Names.
Each street or way which is to be dedicated, which is a continuation of,
or approximately the continuation of, any existing dedicated street or way,
shall be given the same name as such existing street or way. The proposed
name of each other street or way shown on said map shall be submitted to
the City Engineer and Superintendent of Streets for his approval, and if no
such name is a duplication of or so nearly the same as to cause confusion
with the name of any existing street or way located in the City of West Covina,
or in close proximity thereto, such name shall be approved by him. When
any such street or way forms a portion of any proposed street or way ordered
by the City Council to be surveyed, opened, widened or improved, and in
such order a name therefor is assigned or designed, the name of such
street or way shown on the final map shall be the same as the name con-
tained in said order.
The words "Avenue," "Boulevard," "Place" or other designation of any
such street or way shall be spelled out in full on the map.
(M) Easements.
Where alleys are not provided and where underground service is not pro-
vided in public streets, easements not less than five (5) feet in width shall
be provided within the subdivision for public utilities purposes on each side
of rear lot lines and along side lot lines where necessary. Easements of lesser
'width may be permitted when approved by the Planning Commission.
The side lines of all easements shall be shown by fine dotted lines. If any
easement already of record cannot be definitely located, a statement of the
existence, the nature thereof and its recorded reference must appear on the
title sheet. Distances and bearings on the side lines of lots which are cut by
an easement must be arrowed or so shown that the map will indicate clearly
the actual lengths of the lot lines. The widths of all easements and sufficient
ties thereto definitely to locate the same with respect to the subdivision must
be shown. All easements must be clearly labeled and identified; if an ease-
ment shown on the map is already of record, its recorded reference must be
given. If an easement is being dedicated by the map, it shall be set out in
the owner's certificate of dedication. All notes and figures pertaining to ease-
ments shall be considerably smaller and lighter than those relating to the
subdivision itself.
(N) Acre or Large Lot Subdivisions.
Where a parcel is first subdivided into small farms or acre tracts, the
blacks shall be of such size and shape, and be so divided as to provide for
the opening of major and secondary highways, and for the extension and
opening of main streets and alleys at such intervals as will permit a subse-
quent division of any parcel into lots of normal size.
(0) Block Lengths.
Blocks shall not exceed two thousand six hundred (2,600) feet in
length between street lines, except where topographical conditions or previ-
ous surrounding layout require longer blocks, or acre subdivisions justify or
require a variation from this requirement.
(P) Block Widths.
The width of each block shall be sufficient for an ultimate layout of two
tiers of lots therein of a size required by the provisions of this ordinance
unless the surrounding layout, lines of ownership, or topographical condi-
tions justify or make necessary a variation from this requirement.
(Q) Lot Size.
y reason 51 the fact that Tract or Block areas in the City vary' in size
in at least three distinct areas of the city, the Planning Commission may
recommend and the City Council may create three or more zones or mini-
mum lot area districts. within which minimum lot areas and minimum lot
length and widths would be established. Until such time as such minimum
lot zones or districts and minimum lot width districts are elAabf'ished the
minimum lot area in any subdivision shall be 7,500 square feet with a min-
imum width of 50 feet.
I. If in the opinion of the Planning Commission lots of lesser area or
lesser width will not be detrimental to the public welfare or injurious to the
property or improvements of other owners of property, the Planning Com-
mission may vary said requirements and, in harmony with the general pur-
pose and intent of this ordinance, may approve lots of lesser area and lesser
width. - • . - - -
_2:- All land hereafter annexed to the City of West Covina shall become.
a part of the Minimum Lot Area District to which such annexed land is con-
tiguous, or if said annexed land is contiguous to more than one such area
district, the said annexed land shall become a part of the Minimum Lot Area
District to which the largest boundary of said annexed land is contiguous.
(R) Lot Depth.
The minimum depth for residential lots shall be sufficient to permit full
conformity with the building line requirements imposed by the Zoning Code
or any other ordinance of the City of West Covina, and in the determination
of said minimum lot depth consideration shall be given to topographical loca-
tion and other physical conditions of the proposed subdivision.
(S ) Lot Lines.
The side lines of all lots, so far as possible, shall be at. rigb� angles to
the street which the lot faces, or radial or approximately radial if the street
is curved.
(T) Divided Lots.
No lot shall be divided by a city boundary line, nor any boundary line
between registered (Torrens Title) and unregistered land, nor any boundary
line between parcels of registered land under separate ownership. Each such
boundary line shall be made a lot line.
(U) Double Frontage Lots.
Double frontage lots having a depth less than two hundred forty (240)
feet will not be approved except where topographical conditions permit no
other reasonable form of platting. Where land abuts a major or secondary
street, double frontage lots may be required.
(V) Lot Numbers.
Lot numbers shall begin with the numeral "1" and shall continue con-
secutively throughout the tract, with no ommissions or duplications, and no
block numbers shall be used.
(W) Lot Dimensions.
Dimensions of all lots shall be shown. No ditto marks shall be used.
(X) Reserve Strips.
Reserved strips controlling the access to streets or other public rights of
way from adjoining property will not be approved unless such strips are
necessary for the protection of the public welfare or of substantial property
rights, and in no case except in which the control and disposal of the land
comprising such strips are placed definitely within the jurisdiction of the
City of West Covina under conditions approved by the Planning Commission.
SECTION S. STREET IMPROVEMENTS REQUIRED.
The subdivider shall improve, or agree to improve, all streets, highways
or ways in the subdivision. Improvements shall be installed to permanent
line and grade and to the satisfaction of the City Engineer and Superin-
tendent of Streets in accordance with standard specifications of the City of
West Covina on file in the office of the City Clerk and the City Engineer and
Superintendent of Streets. The minimum improvements which the subdivid-
er shall make, or agree to make, prior to the acceptance and approval of the
final subdivision map by said City Council shall be:
(A) Grading, drainage and drainage structures necessary to the proper
use of streets, highways and ways and/or to the public safety.
(B) Pavement of a width and quality suitable for the local neighbor-
hood traffic.
(C) Adequate domestic water'supply.
(D) Sanitary sewer facilities and connections for each lot where, in the
(6)
opinion of the Planning Commission, an outfall sewer is reasonably available.
(E) Services from public utilities where provided and from sanitary
sewers shall be made available for each lot in such manner as will obviate
the necessity for disturbing the street pavement, gutter, culvert and curb,
-when service connections are made.
(F) In addition to the aforesaid minimum improvements, the Planning
Commission shall have authority to recommend and the City Council, when
in its judgment a necessity exists for such improvement, may require curbs,
gutters and sidewalks in the whole or part of the subdivision where in-
dicated by local needs and by the character of the subdivision, and in Mini-
mum Lot Area may require all telephone, telegraph, electric light wires or
cables for transmission or distribution of telegraphic or telephonic sounds
or signals, or electrical energy or other transmission or distribution wires,
in, along or across any of the streets, alleys, highways, ways or public places
in the subdivision, to be placed under ground, and may regulate or prohibit
the placing of poles and suspending of any such wires, in, along or across
any of such streets, alleys, highways, ways or public places.
(G) Improvement Plans and Profiles Required.
The plans and profiles of all improvements required by the provisions of
this section, as well as of other improvements proposed to be installed by the
subdivider in, over or under any street or right of way, easement or parcel
of land where improvements are required or proposed, shall be filed not later
than the time of filing the final subdivision map, and shall be approved by
the City Engineer and Superintendent of Streets before approval of the final
map.
(H) Completion of Improvements.
If such improvement work is not completed to the satisfaction of the
City Engineer and Superintendent of Streets before the streets are offered
for dedication, the owner or owners of the subdivision concurrently with the
acceptance of the final map shall enter into an agreement with the City
Council, agreeing to have the work completed within the time specified in
said agreement. Said agreement may provide for the improvements to be
installed in units, for extension of time under specified conditions, for the
termination of the agreement upon a reversion of the subdivision or a part
thereof to acreage and, in the option of the subdivider, for the termina-
tion of the agreement upon completion of proceedings under an assessment
district act for the installation of improvements at least equivalent to the
improvements specified in such agreement.
(I) Bonds to Assure Completion of Improvements.
To assure that the work specified in said agreement will be completed,
two surety bonds must be furnished, one guaranteeing the faithful perform-
ance of the work in a sum equal to the cost as estimated by the City En-
gineer and Superintendent of Streets, and the other bond for the security of
materialmen and laborers, in the amount of fifty (50) per cent of the estimat-
ed cost, and by its terms made to inure to the benefit of laborers and materi-
almen upon such work and improvements, conditioned upon the payment of
such laborers and materialmen for labor performed and for material fur-
nished under the terms of said agreement. Said faithful performance bond
may be either a corporate surety bond or a personal surety bond. If a per-
sonal surety bond is furnished, it must be accompanied by an affidavit that
the sureties are each residents or householders, or freeholders within the
State of California, and are each worth the sum specified in the bond over
and above all their just debts and liabilities, exclusive of property exempt
from execution.
In lieu of the faithful performance bond above specified a deposit may
be made either with the City Controller ox1 a responsible escrow agent or
trust company, subject to the approval of the City Council, of money or
negotiable bonds in the same amount, of the kind approved by provisions
of law for securing deposits of public money in banks. If a cash deposit is
made, the agreement may provide that progress payments may be made to
the contractor or the subdivider out of the deposit as the work progresses.
SEC'MON 9. ACTION ON TENTATIVE MAP.
(A) Within a period of not more than 20 days from the receipt of a
copy of any such tentative map, each)officer or department to which such
copy shall have been transmitted shall file with said Planning Commission
his or its approval of such tentative map, or a report showing what changes
are necessary to make such tentative map conform to the requirements of
this ordinance coming within the jurisdiction of such officer or department.
(B) The Planning Commission shall review the recommendations of said
departments and if satisfied with the design of the subdivision shall approve
the map within thirty, (30)_days after the filing of.said map unless such time
is extended' liy agreement with the subdivider. If the Planning Commission
is not satisfied with the design-o'f`fhe subdivision, it shall disapprove or
conditionally approve the map within said time. -
(C) In the event that such tentative map is disapproved or conditionally
approved the Planning Commission shall return to the subdivider one copy
with a statement of the reason for its action and a statement of what changes
would be necessary to render the map acceptable. Another copy, together
with a copy of the aforesaid statement, shall remain permanently in the files
of the Planning Commission, and ' one copy of the said statement shall be
sent to the .City Engineer and Superintendent of Streets.
(D) At the same time the Planning Commission shall designate the im-
provements which will be required under the provisions of Section 8 of this
ordinance before approval of the subdivision map.
(E) Nothing herein contained shall be construed to prohibit the filing
of any number of tentative maps regardless of whether the first one has been
approved and optional tentative maps may be filed at the same time.
SECTION 10. FILING OF FINAL MAP AND ACCOMPANYING
DATA; TIME LIMIT.
(A) Within ten (10) months after the date of the approval or condi-
tional approval of the tentative map by the Planning Commission the subdi-
vider shall cause the proposed subdivision to be accurately surveyed and a
final map or record of survey map thereof to be prepared in accordance
with the tentative map and with any and all alterations and dhanges re-
quired thereto, except that where the map is for the purpose of effecting a
reversion to acreage a survey shall not be required and within said period,
unless extended by the Planning Commission, he shall file with the Planning
Commission a final map or record of survey map of the subdivision conform-
ing in all particulars to the provisions of the Map Act and of this ordinance.
(B) The subdivider must file such final map or record of survey map
with the Planning Commission within said period and have said map record-
ed in the office of the County Recorder within one (1) year after the date of
the approval or conditional approval of -the tenta`tiv'e map by the Planning
Commission and the failure to do so shall automatically terminate and void
the proceedings,
(C) The subdivider shall file the original and two white copies of the
final map or record of survey map with the Planning Commission. Said map
shall be accompanied by:
(1) In the event any dedication is to be made for public use a certificate
of title, a subdivision guarantee, or a dedication letter, in the name of the
owner of the land, issued to or for the benefit and protection of the City of
West Covina by a title company authorized by the laws of the State of Cali-
fornia to write the same, showing all parties whose consent is necessary to
pass clear title to the land being subdivided, together with the nature of their
interests therein, except where the land contained in such subdivision is reg-
-istered under the Land Registration Act, (Torrens Act) in which latter case
a certified copy of the certificate of title shall be furnished.
(2) Plans, profiles and specifications of the improvements to be in-
stalled as required by the provisions of Section 8 of this ordinance and of all
other improvements proposed to be installed by the subdivider in, on, over or
under any street or way or right of way, easement or parcel of land dedicat-
ed by the map.
(3) A white print of the final map showing the contemplated location
of installations of facilities of any public utility, whether publicly or private-
ly owned, with a statement of the proposed work including the estimated cost
thereof.
(4) A memorandum for the records of the Planning Commission show-
ing approximately:
(8)
(a) The total area_of-the.tract submitted;
(b) The total area in streets and length,of streets;
(c) The total area in lots;
(d) The total numer of lots;
(e) The area in parks, school sites or other lands offered for dedication
or reserved for future.public or quasi -public uses.
(D) At the time .of filing said final map or said record of survey map
the subdivider shall pay to the City Engineer and Superintendent of Streets
of the City of West Covina a fee for checking the same. Such fee shall be
fifteen dollars ($15.00) per map plus fifty cents ($.50) for each lot or parcel
in the proposed subdivision. Lots or parcels which are outside of the corpor-
ate limits of the City of West Covina or which are required to be formed pur-
suant to the provisions of Subsection (T) of Section 7 of this ordinance shall
be omitted in calculating the amount of said fee. Before commencing any
improvements the subdivider shall deposit with the City Engineer and with
the Superintendent of Streets such sums as will pay for all inspections of all
improvements provided for in said subdivision, the amount of such charges
to be furnished said subdivider by said City Engineer and Superintendent of
Streets;,such charges being based on the charge for such inspection as pro-
vided by the Ordinances of Los Angeles County which charges have been
adopted by the City of West Covina as their scale of charges by Ordinance
No. 87,✓
SECTION 11. FORM OF FINAL MAP AND DATA REQUIRED.
(A) Size, Material, and Scale.
The final map shall be clearly and legibly drawn in black waterproof
India ink upon good tracing cloth, but affidavits, certificates and acknowledg-
ments may be legibly stamped or printed upon the map with opaque ink.
Signatures shall be in opaque black ink. The size of each sheet of said map
shall be eighteen by twenty-six inches. A marginal line shall be drawn com-
pletely around each sheet, leaving an entirely blank margin of one (1) inch.
The scale of the map shall be large enough (preferably one (1) inch equals
one hundred (100) feet) 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. The
map shall be so made and shall be in such condition when filed that good
legible prints and negatives can be made therefrom.
(B) Title of Map.
The title of each such final map shall consist of a name or a tract num-
ber as secured from the County Surveyor, conspicuously placed at the top of
the sheet followed by the words "consisting of sheets" (Showing the
number thereof) followed by the words "In the City of West Covina" or
"Partly in the City of West Covina and Partly in Unincorporated Territory,"
or "Partly in the City of West Covina and partly in the City of '
(naming the city) as the case may be.
(C) Description.
Below the title shall appear a subtitle consisting of a description of all
the proerty being subdivided, by reference to such map or maps of the
property shown thereon as shall have been previously recorded or filed in
the County Recorder's Office or shall have been previously filed with the
County Clerk pursuant to a final judgment in any action in partition, or shall
have been previously filed in the office of the County Recorder under author-
ity of Section 3658-A of the Political Code, or by reference to the plat of any
United States survey. Each reference in such description, to any tract or
subdivision shall be spelled out and worded identically with the original
records thereof and must show a complete reference to the book and page of
records of said county. The description shall also include reference to any
vacated area with the number of the ordinance of vacation thereof.
(D) Reversion of Acreage.
Maps filed for the purpose of showing as acreage- land previously subdi-
vided into parcels or lots or blocks shall be conspicuously so designated under
the title by the words "Reversion to acreage of " (inserting a legal
description as required in subsection (C) hereof).
(E) Name of Surveyor, Date of Survey, Scale, North Arrow, Basis of
(9)
Bearings.
Upon such title sheet, below the subtitle, the name of the surveyor, to-
gether with the date of the survey and the scale of the map, shall be set
forth. There shall also be shown on the map proper the basis of bearings,
making reference to some recorded subdivision map, county surveyors map
or other record acceptable to said County Surveyor, or to a solar or polaris
observation, said basis of bearings note to be in close proximity to the north
arrow. Every sheet of the map proper shall bear the title (but not subtitle)
scale, north arrow, sheet number and the number of each adjoining sheet in
its proper location.
(F) . Certificates and Acknowledgments.
The following certificates and acknowledgments must appear on the title
sheet of all such final maps:
Certificate of Surveyor or Engineer with his registered engineer's num-
ber or licensed land surveyor's number,
Owner's certificate and acknowledgment and offer of dedication, if any,
Certificate of approval of City Engineer and Superintendent of Streets,
Certificate of City Clerk of approval by City Council and acceptance
of offer of dedication.
(G) Other Forms Required.
Said title sheet shall also contain such other affidavits, certificates, ac-
knowledgments, indorsements, and notarial seals as are required by law and
by this ordinance.
A blank space 81/2 by 11 inches shall be provided for other forms of ap-
proval by county officials.
(H) Dimensions, Bearings, Curve Data.
The final map shall show all survey and mathematical information and
data necessary to locate all monuments and to locate and retrace any and all
interior and exterior boundary lines appearing theron, including bearings
and distances of straight lines, and radii and are length for all curves, and
'such information as may be necessary to determine the location of the
centers of curves.
The final map shall particularly define, delineate and designate all lots
intended for We or reserved for private purposes, all parcels offered for
dedication for any purpose and any private streets with all dimensions, bourn
daries and courses clearly shown and defined in every case. Parcels offered
for dedication other than for streets or easements shall be designated by
number. Private streets shall be designated by name and shall have inserted
within the limits thereof the words "Not a Public Street." Sufficient linear,
angular and curve data shall be shown to determine readily the bearing and
length of the boundary lines of the subdivision, and of the boundary lines of
every block, lot and parcel which is a part thereof. All lots and wherever
practicable blocks in their entirety shall be shown on one sheet. Length,
radius, and total delta or radical bearings of each curve shall be shown.
(I) Existing Monuments.
Said final map shall show fully and clearly what stakes, monuments or
other evidence to determine the boundaries of the subdivison were found on
the ground; and each adjacent corner of each adjoining subdivision or por-
tion thereof, by lot and block numbers, tract name and place of record, or by
section, township and range, or other proper designation, shall be shown and
identified on the map.
W Subdivision Boundary.
The boundary of the subdivision shall be indicated by a border of Prus.
sian blue water color approximately one -eighth (1/8) of an inch wide applied
on the reverse side of the tracing and inside such boundary line. Such water
color shall be of such density as to be transferred to a white print of said
map and not obliterate any line, figure or other data apparent theron. All
lines shown on the map which do not constitute a part of the subdivision
itself shall be clearly distinguishable from those lines which are a part of
the subdivision, and any area enclosed by such lines shall be labled "Not a
part of this subdivision."
W City Boundary.
City boundaries which cross or adjoin the subdivision shall be clearly
designated and located in relation to adjacent lot or block lines.
(10)
(L) Monuments.
The location, size and depth of all monuments placed in making the
survey shall be shown, and if any points were reset by ties, that fact shall
be stated.
SECTION 12. SURVEY REQUIREMENTS.
The procedure and practice of all survey work done upon any such sub-
division shall conform to the accepted standards of the engineering profes-
sion.
The engineer or surveyor making the survey for any subdivision in the
City of West Covina, shall set durable monuments at all angle and curve
points in the exterior boundary of subdivisions and in the exterior boundary
of each block. Such durable monuments shall consist of 2-inch iron pipe, not
less than 21/2 feet in length and set flush with the ground surface, with the
center point marked with a bronze or copper cap firmly attached to the top;
provided that whenever a point marking any of the locations above described
occurs in improved areas such as a concrete sidewalk, curb, or paved road-
way, said points shall be marked with a lead plug and tack securely set in
the concrete.
All monuments shall be marked with the number of the surveyor and
shall be subject to inspection and approval by the City Engineer and Super-
intendent of Streets.
During the construction of improvements, adequate reference points to
the locations required to be marked by pipes as hereinabove set forth shall
be permitted by the City Enginer and Superintendent of Streets until the
durable monuments can be placed as required in this section.
Whenever lot corners are adjacent to existing concrete sidewalks or side-
walks to be constructed as a part of the improvement of subdivisions laid
out in compliance with the provisions of this ordinance, the lines of said lots
shall be clearly and durably marked in the sidewalks.
All lot corners shall be marked with 2-inch by 2-inch by 12-inch red-
wood stakes with tack, or by other markers satisfactory to the City Engineer
and Superintendent of Streets. Before street improvements are accepted, all
monuments disturbed by said improvements shall be reset.
SECTION 13. ACTION ON FINAL MAP.
(A) Planning Commission.
Upon receipt of the final map the City Engineer shall check said map
and if it complies with the approved tentative map and any requirements
imposed as a condition to the acceptance of said map he shall approve the
same and transmit it to the City Engineer and Superintendent of Streets -
together with the other materials required by this ordinance- to be filed
therewith.
(B) Upon receipt of the final map the City Engineer and Superin-
tendent of Streets shall check it as to correctness of surveying data, plans,
profiles and specifications of improvements, certificates of dedication, accept-
ances of dedication and acknowledgments and such other matters as require
checking to insure compliance with the provisions of law and of this ordi-
nance. If the final map is in the correct form prescribed by the Map. Act and
this ordinance and the matters shown thereon are sufficient, their correct-
ness shall be certified on the map by the City Engineer and Superintendent
of Streets in the form prescribed by the Map Act. He shall thereupon trans-
mit said map together with said other materials to the City Attorney for pre-
sentation to the City Council. —_--_ -�
(C) Taxes or Special Assessments.
The city official or agency of the city computing redemptions shall issue
to the subdivider a certificate that according to the records of his office
there are no liens for unpaid municipal taxes or special assessments collect-
ed as taxes, except taxes or special assessments not yet payable against said
subdivision or any part thereof and as to the latter an estimate of taxes and
assessments which are a lien but not yet payable.
(D) City Council.
At its next meeting or within a period of not more than twenty (20)
days after the filing of the final map, the City Council shall approve said
map if the same conforms to all the requirements of the Map Act and of this
ordinance applicable at the time of approval of the tentative map and any
(11)
rulings made thereunder. At that time said City Council shall also accept or
reject any or all offers of dedication and as a condition precedent to the
acceptance of any streets or easements may require that the subdivider at
his option either improve or agree to improve said streets or easements in
accordance with Section 8 of this ordinance. Upon the execution by the.sub-
divider of said agreement and the posting of the bond or the deposit of
money or negotiable bonds required by Section .8 of this ordinance the map
of said subdivision forthwith shall be approved and accepted for recordation.
Title to property so accepted shall not pass until the final map is duly re -
,Corded under the provisions of the Map Act and of this ordinance. If, at
the time the final map is approved, any streets are rejected the offer for
dedication shall be deemed to remain open and shall not be subject to revoca-
tion, and the City Council may by resolution at any later date and without
further action by the subdivider rescind its action and accept and open said
streets for pubic use, which acceptance shall be recorded in the office of
the County Recorder. If a resubdivision or map showing reversion to acreage
of the tract is subsequently filed for approval any offer of dedication. previ-
ously rejected shall be deemed to be terminated upon the approval of the
map by the City Council.
SECTION 14. MODIFICATIONS.
Whenever in the opinion of the Planning. Commission the land involved
in any subdivision is of such size or shape or is subject to such title limita-
tions of record or is affected by such topographical location or conditions or
is to be devoted to such use that it is impossible or impracticable in the par-
ticular case for the subdivider to conform fully to.the regulations contained
in this ordinance, the Planning Commission may make such modification
thereof as in its opinion is reasonably necessary or expedient and in con-
formity with the spirit and purpose of the Map Act and of this ordinance.
Each such proposed modification shall be referred to the officer or depart-
ment under whose particular jurisdiction the regulation involved comes, and
such officer or department shall transmit to the Planning Commission his or
its written recommendations on each such proposed modification and the
facts supporting such recommendation. Said recommendation shall be re-
viewed by the Planning Commission and in case such modification is made
by said commission a copy of the recommendation shall be transmitted to the
City Council with the final subdivision map.
SECTIONt15. APPEAL.
If theLsubdivider is di"ssati' fied with any action of the Planning Commis-
sion, within fi tf een (15) days after mailing notice of such action, he may
appeal from said action to the City Council which at its next regular
meeting or within ten (10) days after the filing of said appeal with the City
Clerk, must set the same for hearing to be held not later than its next regular
meeting thereafter. Said hearing need not be concluded on said day but may
be continued if circumstances require. Said City Council may overrule
or modify any ruling or determination of the Planning Commission in regard
to any subdivision or map of any subdivision within the purview of this or-
dinance and may make such findings as are not inconsistent with the provi-
sions of the Map Act or of this ordinance.
SECTION 16. VALIDITY.
If any section, subsection, sentence, clause, or phrase of this ordinance
for any reason is held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of
the remaining portions of this ordinance. The City Council hereby de-
clares that it would have passed this ordinance, and each section, subsection,
sentence, clause and phrase thereof, irrespective of the fact that any one or
more sections, subsections, 'sentences, clauses or phrases thereof be de-
clared invalid or unconstitutional.
SECTION 17. That whereas the' City of West Covina has knowledge that
a large number of subdivisions within the ,City are being planned by sub-
dividers, and,
WHEREAS, the creation of subdivisions, in the City of West Covina and
the laying out of streets and the improvements thereon, contrary to the
provisions of this ordinance, would defeat or seriously injure the ultimate
plans for streets and improvements as provided herein before the same can
(12)
be prepared in detail; the City Council of said City therefore finds and de-
0termines that for the immediate preservation of the public health, peace,
safety, comfort, convenience, interest and welfare, an emergency exists
and this ordinance is enacted as an emergency measure and ordinance, and
that the same shall take effect immediately upon the same being posted by
the City Clerk in the manner required by law and by the ordinances of the
City of West Covina.
SECTION 19. The City Clerk shall certify to the adoption of this ordi-
nance and cause the same to be posted in three (3) public places in the
City of West Covina.
I hereby certify that the foregoing ordinance was adopted by the City
Council of the'City of West Covina at its meeting held January 23, 1946
CAREY S. HALL,
City Clerk.
IAL
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss.
Carey S. Hall, City Clerk of the City of West Covina, hereby cjertifies
that the foregoing ordinance was adopted by the City Council of the City of
West Covina at the regular meeting of the City Council on the 23rd day of
January, 1946, and signed by the Mayor of said City and that said ordinance
was adopted by the following votes:
Ayes: Councilmen Batchelder, Daniels, Hurst, Van Horn, Mossberg.
Noes: None.
Absent: None.
CAREY S. HALL,'
City Clerk.
Y13)