HomeMy WebLinkAbout64-153 RESOL. 64-153 SUBDIVISION OF LANDW`4
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IP,�O UTIO NO, 0A-+ S
��`.H44 lkFPARDXW SUSIDIVIr aION OP `UTO IN ARFA '
�4 *.eo b�,,bught to the attetjn v,)f
l{wwd ofu�ter��.�C��� � � i��E� ���,► �� of �3u that. 4 pote4t,�.al,I)*
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► t re gas � '� tri � �; its 4uthzorlfty to
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#&Lsory agovicy to tho 1301,rcl oaf'; S;p0rvlS0rS of. tle C-calut.of
rs pe to '1�o th .�n, : p . rrt r i �Lve
ttl 1ttious cdAsIdex ation to, the deligar ;to p arsono *r prvvorty 0,11,
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lti dr, ,
Iw'lpetty, to"Voughout the' county",Am'!
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Tilt t'10) . poktl i c recomendat ons
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" 'Or'dirl; e ;r l for adequate other safety,
,mo,tare,ti 4hioh "y, bytomo nabl se tro.d of \dvhra to,
AnAllre the hoaltlit, safe y sad .g;�Izier l velfare of ci,ghs'ejas
40 ali'tto 0OU44ty la 'arons ck i?owlntl tnl fire batzarc'.
P.4034,'), AND ADOP M 1'')y, the WARD OF MVISORS of the
Dectmb r 1964,, ';"q the tial-lovixtg vot 4
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'a�•�• i.i ..,. �v..4f�!1ll�Irl .B�.1Fd!SAMR,Mi�llg�,
TO; >IE14BERS OP THE BUTTE QOUIM BOARD OF SUPERVISOR.
QOM: COLrJNTY COUt383EL=
RZ* SUBDIVISION MAPS
rl The question has ar.4L?5erf asp to tha, aj�pli(,,a,bilit oc the
Subdiv-4,6ion Map "Act and Butte County ardin� nces) to t h(- filing
and approval, of subdivision tnsp44,
', The leading case of I(elber, ys CityUpland, ,155 CA 2d, s
�? _ ise s;rat:men#i pertaining to the
3,:1 contains a °clear and. ron.
s applicap3.l�:ty of local ordinAnces to the S�lb I*Ision Map Act:
�
The SuhdivisionMap;:pct permitst:he adoption of
r' Local ordinances"as derineo in 'thpr ict and ,it has avcord j
3ng1 been held that such l;local tsrdIlnaxx+-4;es may be adopted
when they are sUtplemental to the acct a, cd are not irl corky ct
the ewith and provided that`: they bE art reasonable relation
to the purposes arid, requirements of their act. (Clemons v,
ity''of Lus. Angeles, 3b Cal. 2d, 45 (;222 P.. 2d,' 439); McCarthy
C i�ty Of 'Manhattan Beach,' 41 gal'. 20 879 (264 P. .5, 2d 2)
Ayres v. Nity Council of Los Angeles, 54 Cal. 2d Sl (207 P. 2d
1,11 A.Z.;FC. 2d, 503)<I,n the Ayres case, in considering certain
condit.iobt requiring thin dedication of small a7eas for street
ptlrpost-s, 4fte,r pointiryg out that there was no specific
limitation ire ,'the Subdivision Map Act forbidding these
particular conditions the court said: it is proper
to conclude that conditions are lawEui which' are not in-
consistent 'with the map act and the ordinatees and are
reiasonably req'si: d by the iubdi�iision type Arid 'use FsS
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related to the: character of local and neighborhood planning
and traffic condi t ons r"
The question here is whether the ordinanc:ie om ndments
in questii On ore 'of that natux e o ,and whiather tbtia)' 'bear such
A reasonabl' relation to the req ' i,remerits of, the ac,, -that
t xy, may propetly be added as a condi t3 on pr'ecedto thoa
aprovval of such a map. In other `words, the queo,t,li,wi is
W.1.eher the ,e provisions,' eluents
mereilr supplement tb .e rF . ttir
of the stabate in a reasonable way, or w0)ether ta'a,�yt n►ai eri-
;ally chan.:e the requirements nec ssa� r for the; approval of
a map as $4.1ked by the Legtslaturt, ..
2
Vale the Act sppecifical.ly and, impliedly permits '
1
the ad6ptiot7 of, s� otul.oca ox'o3i'r,ances, relating to design
and impru'Ve;menty thit3i is An �Inlimited pet'mission but i;
to.strict:ed ttr ;such local,, ordinances as edino. vithin the
roVides that 'the governing bod shall a a�c:t
ilimitations contained in the act. Section 1161 of the
,rove the map .if
�'t con,f�arms to ��1l.gthe re �i.x�emer�ts crf tis chapter and of '
any "rlacalr ora ancer' which is applicabl.e. Sectior 11506
provides that the vords "local otainsnce'r refer, to an ord-
�' inoco regulating the dosi,gn and i:mprovemcknt of subdivi8lons
a.nsafar as such regulations ,a ye coftsittent Wifli and not in
conflict 'Vith the Vrovisions of the act. Seco on I1510
pec;Lfie,alll states thr','l the 'word ""ddsign" refers to $�ra.(les).
•...Fi3"k .t G rc C:bb?"� CR.�Y
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�- alignment and widthof stzleets and of eaq),,':tments and rtgh,ts
of way for drairiage, and sanitary sewers, Ound to minimus lot
area and width, Section 111511 provides teat the word "amprpv-
mentl! refers only to such street taor�: and l.ities, to be
installed on the land to be used for public or private stree"t$
0i highways, w4ys and easements'pa's are-. tie ossa. for
use of the lot owners ,lri the subdi.vis"ion �d local ne:ighBorhood
1. traffic aiYd drainage needs as' a� " " �+�lit:, o ' preced�.nt to an
approval 4 d acceptance }
� pp r� pt�ince of the � Al Mtkp�h+ Section 11525 pr'
Vides that the control of the des giz and �jimprovement of
svbdi.Visions is vq► ;ted in the governing' apodies of cities
suba ei,,6t however t5 review as to its reMt(( nabl.eness by the
super�i,or r�ourt. I ,:f+irther provides ihsi,'t ever} city shag
adoptJ" axi. ordi.naace regulating and '�contm "�.13�ng the design; and
( fir improv ement of subdivisions. Thi is tti:6 only provision ixz
, this I'aha� 'ter requiring the enactment of Local: ordnance,
Sectii4n 1152G` provides In part that the. design, anc provement
of �.ul5divi.si�ans the cool dnt of final maps and the pr.�-6dur'e to
be hl,;Illowed,"xn securing official rot 4 are g6verned'�Iby the
local ardi.rr races dealizi ith by' tk�e a ditional prwiisa onsr of
pr .ff f&f this Chapter and
g"' w. : ubdi isic ns, "the eractme;nt of, ,
ov t ian
which, i s r�'quired 'by this chapter +' ser.,tion 115.5'1 prava,"'
that the sU.bdivider sha:. comply with this provi sion:s of, a
local'! ordinance if there t`s" ye befoie eh ms' iiay be a r�o�r d
q _ and ghat where there is .> a 1,��,al .ordinance the governi.r�py �.
may, �s a condition preceG�r:�l.�J�`.aj` t',f�e approval of the map,
''Le. ire ,streets and drama a ��..
�s '� �; ys 'properly locat::ed and of
adequate width, but may make no other requirements." Section
11529 provides that the city en ;ineer Ihall make the neces8ary
`- p b le him to make the
detailed examinax.on of fin�.l maps to .nab
certificate required by the statute, and that local. ordinances
may provide a proper and reasonable fey for such exanUnati o' n to
be collected fro�,a the subdivider:
All of the references to local ordinances in the Sub-
division Map Act relate tQ Is local ordinance as def'in'ed in
y■■■ - the statute, .M and♦ to the d:esi.g�� and impro-VEment. of subda.visions
■' T.T 1 ti 1'I�t w07 -
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clearly PPS„U ucx..�neu a.� 4�ir� 'SrL��°.7.1.E. �.�� A' 2t'li:fn�, "x`.atner
earl„ a stirs to limit b th, definitions the authority
of si dh a city to adopt local ot"”,-,. �.ncds regulating subdivisions.
Moreover, the only other -he act as to what a
local ordinance. w ay contain, which i.s ., ~p the only provision
in the act permitting the imposition of t. fie, is that in
Section; 11529 permittiX a provision j5ar 'a =fee for the work
Of the city engineer.
The r,tZpose dnd intent of the Subdivision Map Cert
�m ro�ement crf 's rb+d r ntrol of the desi,gx,'� and
is to provide of; the regtlmtion and �o
` p a � i1� inion with 41 p,rdper consid.era.ti on of
its relation to 'adjo sting areas) and ",ot to provide funds for
the benefit. of an entire city* The xhority to adapt local
ordi .anew oontaining requirements :o, pplonentary to the Miap
Act its 'limited by the terms of the tatute.
TpItdTATIVg MApS'
Ghapter 10 of the Butte cunt • Cod.eo titled r9Subdivlion$"
according to Section 20-2 w'as enacted for the purpose of adoptin
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subdivisii.e.ations in accordance anceith the Subdivision May Act
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REPO
COPY
1 � Y''.rY�lefniv-ttPM4`"U.�fU. Nfn d4.. !.;r..bi.`RenYM.�•-.zulY `ln*^^`b 'i+i'•H+�: '7 3irY� Y: i`..^f A^..., p`:yeAl � .. .! :,. ,, f4
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o� d�'he '`Mate: The ;Planni:ng Oit imAox; was a8 the advisory
rageitacy, cwith respect to subdivisions (20-3),
j Article II of Cha w tr 20 of the Butte CoxInty Code provides
",.
F t
tentative ma _rcecurE.article,
Ihs artic e, it
.
Sections 20-6. through
) 20 19' p ! ' provides that tentat'�M6 maps shall be filed I j .y, p. ed 'with the Coucnty,
En;gineer at 'least fifteen days prior to _the rogtilar meeting of
thin .lanni g Commission "�2+0-7)'vithin fl,ve (5) dais after filing the
�It t Ootat:i.ve rnap the County T ng neex shall ci eck the„ixtap and statements
l,yTarxce w�."t'h rcvisios olf the
Bt
�) attached thereto far cow p - ��tte � County �
VkXle regarding road, a�li meJnt,j� grades, drainage al d' imps ave�inents.,,
a,hd deliver a copy or thA Wrap i+to the agent of the P,]JAnning Comuui ss3on
Ji to”Each county city o'r-st.,ate official entitlisd tinder state law to
i
+dview the, ten'rative mate. �SeGttion 20-8)
�, lj
I Not It, than eight ,$) days; rior to the nei,.tt meeting of the
Y Planning Commission, the map is iewed by the subdivision ,committee.
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„Section 210.10 At' the next regular meeting of the Planning, Commission
the, map i:� considered (Section 20-71) The Planning Commissionhal'l �
deuermiine whether: the tentative map is in, accordance with the provis-
ions of the state) law and the county and nd within thirty (30) days,
of thio date of f i.lin a prove condi.tio ,All approve, or disapprove
g� P� � Y pP } P�
tha map,, unless by agreement with the subd vt8a_r the time is extended.,
'}he subdivider may ar?peal the Fact."ion of the 'commission to the Board of
5ipetvisors (Secti<Mft 20-12)
At the, next: 'regular meeting of the Board of Supervisors, the
I
County Eng .neO_r ,,hall present copies of the tentative map;r together
with a statement inditatirig the conditions under which ,the ma'p was
appi.oved, the ehaan$ts which will make the map accepta�4e, or the
reasons for its disa.'pptoval (Sect:ioi, 20-13) . When the County Engineer
is satisfied that. the t,entratiwA map is in force satisfactory to the
.'; Board of Supervisors, �tho: Planning Commission and Himself, lie shall
return one ptiz t to t~he ' subdivider with any statrenter is or in,stt-,sc-tioris
concerning t: e pre.parat3on of the fi.nol map Which haves been approved
'by the Board of Supervisors or the Piannin.% Co-fti.ssion (5ectilort 20-16).
xr, xa
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�+y - ,:,;:i�'Y��,.zacwx,c,r .._,�'�'e rm-reKacw"ixna�. (q,v�• 'rp'1y"�'" �`."-
LiE ^:kl ,, ,.ars_ .a+wa_�.. •..mi , . 4H ,r. '+Y _ _,,sa, ., --- s ... „
11 _ u s.a ✓'
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Neither Section 20-,1.3 r1, 2016 `rewire affirm ative' a'at .on by t% -.e
i f
Board. of S xpervisOrs. { It may be ;inferred from; these sections that.
the G:ounty Vnginee;'r'''i's mathorized to report directly to they subd vide.
Section 11552 of ;the;''SWsiness and ;Profess
ions Code of the .State
_f Ca'lifotnia pror i4os that. iir.,"there is an advisory agency, it stall
report on the map or maps of any subdivision submitted to it within ,
OrtX40)a'
days after tf' e tentative map has been Irl led. The section
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zrthar prvides that the governing body may thoauz ze the advi �,o
ry u,
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�,
-� 'eii y to 'repo.��t its action direc;tXy to the subdivider. That if the I
y g.overning,.body does not so ,authorize -
the advisory ,agency to mate its
tezurt to the governing'body, whi.&,"body shah, actupon the `report
%r4hz= ton, dr it's txt sxcceeda.ng regu`Iar meeting
after
'
receiving the report. 8 a�tion 1"1553 oi= the Bess .ness and Professians
Code provides, ill to a(.tiott i� t4en within the time specified', the
tentative map, as f`i.1ed, shall, be deemed to be approved,, and it shall,
be the duty of the oldrk of the governing body to certify the approval.
The time limits provided for in the Butte County Code. appear to
! ti established by the paramount
J
"'imitations
lc�anfli'ct t�'ith f.•il'�JSe .i.im y
/ e 1.T3
a_.ithority by thy. Raba„vision 11ap Act acrd should be amended and revised
so as to conforms.
F'VAL MAP S
Section Butte County Code provides that, the sub -
di of the �
divider shall not proceed with construction of any improvements or
preparation Of fined map until the tentative map has been approved
,I
tariting by the 'Planning Commission or he
has received `written notica, i
frog the County Engineer Section *20-18 provides that within one year,
after approval or conditional approval of the tentative map, a sub..
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divider shall cause, the. s+ubdivli.si,oti or arty part thereof to 'We surveyed
- and, a final map or record 4�irvey map to be J repared 'a.n accordance with
;I
the tentative map, in,ctiIuding any and all, changes required by the
Plannimg Commission 8ec'tion 20-19 provides t�at if ' thetentative
,4
E`.R:hs,l.
dr �
,
.x,.:uuL.e ...a �e_:....•r.lvaS.r.., ,.u.t..�.',�:....ot..,u.,:.: ..,,...�...... `..._..�� _ __ .r. ._ _._ .. ,:.:..0 , t i 11 , :.:,. .:...:. .,, ,.,::r .,n,. : . it ...... '1 a ` .... . ,'.,.., .... .. .:.. _ ."'.IIiY
rr ,.
ri - r
map is not recorded With t orifi yltarx, ail ptdviotld proceedings
terminate.
'Article III of Chapter 20 of the Butte County Code provides
for the final map procedure.,.,, ntbe (3) prints of the. final or record
of survey map s fall be filed Frith the Count ung neer (Section, 20
County -21.) i
The County Engineer slhall examine ar d check the final map arid be
�
prepared ,to sigh it,wi thin a reasonable period not to exceed 'thirty
(30) days after its 'receipt (Section 210-22).STheft the County Engineer
is satisfied the map is technically correct and. in accordance with the
tentative ma and com lies "with, the state law' anal count ordinances `
p P �,s y �
he shill certify the rnap-,, but "not until. he :has secured a ' certificate.;
fr'um ,' he rannlnuiuothv'1te 'u..ap'%:sL-uiS tyit5si:ailt>ci �� th' '
the approved tentative map (Section 20-23)..
After the ffia'jp has been chockea by t`ne Uounty :rig;t;neer, the
subdivider shall ,make n�acessary` corrections as di .rected j.,' ''have sig-
natures affixed to required certificates, obtain rzeoessary security
or guarantees as required by the Board of Supervisozs, file the tax
certificate signed by the Assessor, and at least ter% (10) days prior
to the next meeting of the Board of Sulper;visors, iije with the County
Engineer the final tracing, together wits, IC'hiree (3) paints and necessary
securities and bonds (Section 2024)
The County Engineer shall file the trap with the County Clerk
for action, by the Board ;of Supervisors (Section 20-25)6' The Board of
' - g, p are
Sup��r�=sors shall, at �.ts text m:� titin �r within a period of not. rnr
than ten (10) days after 'sUc h filing, approve such map if it compliesi
with the pr"ovisione sof the state law., the county ordinances and any
other rulings made thereunder (Section 20-26)
Section, 11610 of the Business dod Professio',tr;3 Ccdprovides
that 'when all certificates which appear on than fi,tial map (eXciapt the
approval certif icat;e of the governing body) h6ve been signed and,
where zrecessary, acknowledged, the final map may be filed for approval.
•.y :m,r< .," erem�.-aaf-1� �e�ir n+uw:.w, �, kyy, .: _ a :..r- '++.'y -^n.» :,:. -. , s. „. ,r. _... -� �i
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Section 11511 of the tusirtess and Professions Oode provides'
that the governing body shall, at its next meel;ing, or within a period
of pot more than ten (10) days after the "filing, approve the map, if it
conforms to, all the requirements of the code and.' any local. ordinances,
Applicable at., the time of approiral of the tentative map, or any rulings'
made thereunder. The section further provides that the time limit for
approval of'' such map May be ext<:nded l)y mutual consent of the subdivider
�? and the governing body, but if no action is taken within such time 'limit,
P or within the- titmO, to which it has beim extended by mutual consent,:, the
Jj
map, if it conforms toe of the requirements as stated above,9 l be
deemed to be approved, and it shall b ,, the duty ,of the cierk of the
governing 1�ody► thereupon to certify tht approval,
Article 'VII of the Subdivision Map Act, starting with .Seatf on
11585, provides for certificates and acknowledgments on final maps.
Section 11593 requires a certificate by the. County Engineer in which
he shall state that he has examined the map, that the subdivision as
shown is substantially the same as it appeared on the tentative map
and any approved alterations thereof, that all provisions of the code
and local ordinances applicable at the time of approval of the tent-
ative map have been complied with and that he is satisfied that the
map is >technically correct. The County Engineer shall complete
and file with his governing body his certificate within twenty (20)
days from the time said final map is submitted to hint by the subdivider
for his- approval
To this point, the only apparent discrepancy between the
Subdivision Map Act and the Butte County Code is -the additional ten
(10') days allowed the County Engineer to tomplete the'certification
under Section 20-22 of the Butte County Code. This seotton Should be
4mendodso as to conform with the Map Art.
{
Section. 20-123 of the Butte, Col Code also prohibits the
County Engineer from making his certifita•tion until he, has received
-6�.
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i�,xv.,+•_ �r N..,..,, �. e. a•.�. _..�,.�. .a4n,."' t,q+rr_ � ..s:-.anNa�:: a ;moi
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a certificate from the pl aizi:ng d6r=i8si.an. The requirement for
this certificate is not provided for in the Subdivision Map Act, and
should °probe"olyY be eliminated from the. Butte County Code,
Article VII oi: the Subdivision Map Act also provides for
o- certificates of conse!�it by all parties ;having record title interest
(Section 11589);, certificates on dedication signed and acknowledged
the.
Land ,sub
by tho e parties having any record title interests i
div%det't 011590), a certificate by the clerk of each, approving
II, , y
gover-oing body (11591), a certificate by the engineer or surveyor
r I:Oesponsible for the survey and 'final map (1`1592)0 and the certificate
of the county, surveyor 6r engineer (11593).
The Butte County Code, in Article V, Of Chapter 20, titled
1 p q,. t "; cates rA'q aired on final
Final eta Pe �.xennents lists the certifi
maps as follows:'
1. A certificate of the licensed land surveyor, or civil
eingineev who prepared the filial map;
21i, A certificate of the owner con tenting to the subdivision;
3. CE9rtificate of the owner ,Offering to dedicate Streets' for
clerk's certificate indicating official of map,
4 Certificate of County Planting Commission, indicating
approval of subdivision design;
5, Certificate of County Auditor showing there are no tax
liens;
6. Certificate of the Auditor giving an estimate oftaxes
which are a lien.
Article Vlll of the $ubdi.vi sio n. Map Acto beginning wi th
Section 1.1600 provides fbt the ceirttfx sates of the County Audi.tmr
As previously indicated, nowhere., in the Subdivision Map Act is
there a provision for a certificate by the ;Pldw.i :ng Coramission or by the
Director of planning, although the County is authorized to enact oath
nances relating to design and improvement, but it is doi bt,fc l that
tize County could as a condi tion precedent, to tl-Le approval, of a, fiftal
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,
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map, require the Additional burden on the subdivider to obtain
'
approval from the Planning Commission of the final map. The Butte
County Code ,should probably be amended to correct this discrepancy.
ADDITIONAL; LEGAL AUTHORITIES
"The design improvement and survey data of svbdivion and
related matters are governed by the act and local ordinances, however,
the permission for adoption of la)cal ordinances relating to design and
improvement is not limited, but Ls restricted to mich "Lo -al ordinances
rW. ,
as come within the limitations contained in the act. The local
ord,Jt.nances that may 'be adopted are those than:, are suppl,bmental to the
y
aot and not in conflict with it, and that bear a reasonable rel.atioon
to its purposes and requirements.') (42 Cal Jur 2d, ,Sec. 76
"Mandamus lies to compel the county sv',rveyor to approve a
final Subdivision map, where petitioner has complied with .all requive-
'
merits and there is no room for :exercise 6f any discretion by the
surveyo7rr.1i (Shorp v.a r.,r:cley 108 CA2d, 873)
the, stat, t, law Lovers:. the: whole subject of a regulation
of subdivision, except for matters relating to design and improvement,
th 8e being expressly delegated to cities and counties, and specifically
directs that 'local ordinances might, prciv de a proper and reasonable fee
for each subdivider for the County Surveyor or City Engineers examination
Of maps Involved, a city ordinance attempting to 44mpose a regulation,
unrelated to design and improv�izent, as a prerequisite to filing g of a,
map conflicts with the whole plan of the S'ubdi'vision Map Act". (Newport
Building Cotporation vi* CA,ty of Santa Ana, 210 CA 2d, 77-)
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