HomeMy WebLinkAbout2017-03-24 MacDonald Opinion re APN061-030-051 061-410-038LAV/ OFFICE
PETER MACDONALI)
4OO MAIN STREET, SUITE 2IO
PLEASANTON, CALIFORNIA 94566-737 I
(92s) 462-0t91
FAX (92s) 462-0404
pmacdonald@macdonaldlaw.net
March 24,2017
Mr. Bill Bridgnell, P.L.S
Senior Surveyor
Dept. of Public Works
Butte County
7 County Center Drive
Oroville, CA 95965
RECÉNÉD
N\AR 11 ?o\1
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Subject: Opinion of Gounsel: Legal Status of Pre-1972 Assessor Parcels APN 061-
410-038 and 061 -030-051
Dear Mr. Bridgnell,
This issue was referred to me by Glenn Arace, a partner in GMBA, a California General
Partnership, which is a part owner in the subject parcels.
lssue: Are APN Parcel 061-410-038 (North Parcel - 97.85 acres) and APN Parcel 061-
030-051 (South Parcel - 27.13 acres) separate legal parcels under the Subdivision Map
Act entitled to issuance of Certificates of Compliance?
Gonclusion: Both APN 061-410-038 and APN 061-030-051 are legal parcels entitled
to issuance of Certificates of Compliance pursuant to Govt. Code Sec. 66451.10 in the
Subdivision Map Act, because those parcels were each separate assessor parcels prior
to effective date of the Subdivision Map Act on March 4, 1972.
Analysis
lnitially, it should be noted that Butte County correctly rejected an earlier request for a
Certificate of Compliance for those two lots based upon their further separation from
each other by a 2004 condemnation of right of way for widening the Oroville -QuincyHighway. The authority cited by Butte County, Save Mt. Diablo v. Contra Costa County
240 Cal.App.4th 1368 (2015) concludes that when a property is separated intò iwo or
more parcels by condemnation or government acquisition post 1972, the parcels remain
as a single parcel for purposes of the Subdivision Map Act. The Court in Save Mt.
Diaþlo quoted with approval 86 Opinions California Attorney General 70 (2003) [No. 01-
Mr. Bill Bridgnell, P.L.S., Senior Surveyor
March 24,2017
Page 2
6151, which held that two parcels separated by condemnation in 1965, prior to adoption
of the Subdivision Map Act, were separate legal parcels under the Subdivision Map Act.
The fact pattern in the Save Mt. Diablo case is not relevant to our analysis, because it
was post 1972, but the fact pattern in the 2003 AG Opinion is right on point with our fact
pattern. Our analysis starts with the controlling section of the Subdivision Map Act,
which reads, in relevant part:
Govt. Code Sectíon 66451.10. Contíguous pørcels not deemed merged by common ownershíp;
authorityfor merger
(a) Notwithstanding Section 66424, except as is otherwise providedþr in this article, two or
more contiguous parcels or units of land which have been created under the provisions of this
division, or any prior law regulatîng the division of land, or a local ordinance enacted pursuant
thereto, or whichwere not subject to those provisions at the time of their creation, shall not be
deemed merged by virtue of the fact that the contiguous parcels or units are held by the same
owner, and no further proceeding'under the provisions of this division or a local ordinance
enacted pursuant thereto shall be requiredþr the purpose of sale, lease, or financing of the
contiguous parcels or units, or ony of them. . . . Attachment A.
This means assessor parcels legally existing as of March 4,1972 continue to be legal
parcels, notwithstanding contiguity, and common ownership. Our title company, Bidwell
Title and Escrow, has located the Assessor Parcel maps from approximately 1972
(Attachment B) ("1972 AP Maps"). From the notations on the 1972 AP Maps, we know
the base map is dated April 1957, meaning the GMBA parcels were shown separately
as of April 1957. The last notation of change on the 1972 AP Maps is dated in 1131172,
thus contemporaneous and preceding the effective date of the Subdivision Map Act.
From the page numbering (61-02 and 61-03) at the upper right hand corner oÍ the 1972
AP Maps, and the cross outs on the northerly parcels, we know that the numbering
system was in the process of being changed. Under the current numbering system,
Book 61 is still in use, but the parcel page numbers and parcel numbers have now
changed. (Attachment C, Current APN Maps). The GMBA parcels had the same
general configuration then as now, but the acreage calculations were changed to reflect
an approximate deduction for lands condemned for the 2004 Oroville Quincy Highway
widening. (APN 061-030-051 - South Parcel changed from 28 acres down to 27.13
acres, and 061-410-038 - North Parcel changed from 98 acres down to 97.85 acres).
History of Oroville-Quincy Highway Right of Way
The condemnation of road right of way in 2004 was for a road widening, not for the pre-
existing highway. The grant deeds implementing the grant of right of way included a
total of 1 .18 acres - equivalent to only about a 30 foot wide right of way swath through
the subject parcels (Attachments D and E).
Mr. Bill Bridgnell, P.L.S., Senior Surveyor
March 24,2017
Page 3
The Oroville-Quincy Highway had an existence long preceding the 2004 widening
condemnation. The Oroville Quincy Highway is clearly depicted on the 1972 AP Maps,
with solid lines defining its edges, meaning the assessor considered that area as right of
way, and not just easement. We enclose for further reference, the 1955 Metskers Map
of Butte County. By thumb drive enclosed or link we will provide you the 14 mb jpeg file
of this map, which has amazing resolution even at small scales. The pdf blow ups
attached have much lower resolution, but do highlight the area of these parcels, and the
detailfrom this area (Attachments F and G). The Metskers Map confirms Oroville-
Quincy Highway existed in 1955 as a substantial highway at this location.
The title records show no condemnation of the Oroville-Quincy Highway right of way
prior to 2004. The status of long established public roads which were never formally
condemned is that California law presumes a common law dedication of the public right
of way. According to Miller and Starr, California Real Estate 3d, Chapter 26:3 et seq.,
the factors courts consider to determine an implied intent to dedicate are: "The nature
of the property, declarations by the property owner, the physical condition of the
property, the owner's knowledge of public use of the property, and the frequency and
notoriety of the public use . . ." p.26-15. (Attachment H).
Applying all of those factors, the Oroville-Quincy Highway right of way had been
impliedly granted to the public under a common law dedication well prior to March 1972
The test would have been had the then owner decided to put a gate with a lock on it
across the highway in, say, 1970, would that have been enjoined by a court? Clearly
yes.
So, in addition to the existence of separate assessor parcels prior to 1972, which
standing alone meets the requirement of Govt. Code Section 66451 .10, the two
assessor parcels were physically separated prior to 1972by the Oroville-Quincy
Highway right of way. That fact pattern conforms with the criteria set forth in 86
Opinions California Attorney General 70 (2003) (Attachment l). That 2003 AG Opinion
looked to the physical separation of the two parcels prior to 1972 as establishing their
independent existence under the post 1972 Map Act. The 2003 AG Opinion states at p.
4,"We specifically reject the suggestion that the language of section 66424 has any
application to the circumstances presented'and quotes Section 66424 where the (non-
applicable) section states: "Property shall be considered as co¡ttiguous units, even if it
is separated by roads, sfreefs, utility easement or railroad rights-of-wa¡l'.
That Section 66424language only applies to assessor parcels created after March 4,
1972. There were not separate origination deeds for the two 1965 parcels in the 2003
AG Opinion fact situation, indicating that separate origination deeds are not a
requirement for applicability of the 2003 AG Opinion and Govt. Code Section 66451.10
Mr. Bill Bridgnell, P.L.S., Senior Surveyor
March 24,2017
Page 4
Legal Descriptions
Moreover, the Assembly Daily Journalfor 1992-93 at p. 6408 contains the following
letter from the Bill's author Assembly Member Cortese dated April 20, 1992: ". . . The
measure [section 66451.10 et seg./ was not intended to require a suruey at the time a
certificate of compliance rs issued. . ." ln accordance with that direction, our surveyor
has prepared separate legal descriptions for APN 061-410-038 and APN 061-030-051
using the applicable public records.
These legal descriptions are prepared based on the 2004 condemnation deeds which
used the stated southern right of way line (prior to condemnation) for the South Parcel
(APN Parcel 061-030-051) and the stated northern right of way line (prior to
condemnation) for the North Parcel (APN 061-410-038). That condemnation left out the
then right of way between the southern right of way line and the northern right of way
line. To remain consistent, our legal descriptions of the North Parcel and South Parcel
do not include that prior existing right of way. Thus, our legal descriptions are net of all
of the Oroville Quincy Highway right of way - the pre-existing right of way, and the 2004
widening. The deletion of that pre-existing right of way has the effect of reducing the
net acreage of the remainder parcels - From 27 .13 acres down lo 20.4 acres for the
South Parcel and from 91.85 acres up to 94.3 acres for the North Parcel - a net loss of
4,28 acres.
Opinion
This opinion of counsel concludes that APN Parcel 061-410-038 and APN Parcel 061-
030-051, as legally described in Attachments J and K, are separate legal parcels under
the Subdivision Map Act entitled to issuance of Certificates of Compliance.
þry Truly Yours,
W,ÅAH¡"û,t*t)
Peter MacDonald, Esq
Attachments
A. Govt. Code Section 66451.10
B. 1972 Assessor Parcel Maps
C. Current Assessor Parcel Maps
D. 2004 Grant Deed of right of way from 27 ,13 acre parcel
E. 2004 Grant Deed of right of way from 97.58 acre parcel
F. 1955 Metskers Map of Butte County - larger area
G. 1955 Metskers Map of Butte County - local area
H. Miller & Starr Treatise on Common Law Dedicationl. 86 Opinions California Attorney General 70 (2003)
J. Legal Description: APN Parcel 061-410-038 (North Parcel)
K. Legal Description: APN Parcel 061-030-051 (South Parcel)
Mr. Bill Bridgnell, P.L.S., Senior Surveyor
March 24,2017
Page 5
Cc:Glenn Arace
Timothy P. Giordano, L.L.S.
Trevor Joyner, Bidwell Title & Escrow
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A.P. No. 061-030-049
County'sParcelNo. Pll-3a, 11-6, 12-3 &,12-6\M.O, 2110FileNo, 243.2110
After Recorcllng Rehrrn To: County of Butte
ÒG I - ob * c)-s 1 AttachmentD
qr5r.,{t,., t.?.i(c..c[ '¿Ì T ¡L,
J. GRIJEBS
D. KESTERSON, TRUSTËE
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7 County CøterDrive
Orovillo, CA 95965
S
GRAI'{T DEED
For value received ILA F. I(ESTERSON, TRUSTEE O¡'THE ILA F. KESTERSON
REVOCABLE LTYING TRUST DATED JAT\TUARY sT,IggIAT\D JERONM D.
KESTERSON, TRIJSTEE OF TEE JEROME D. KESTERSON R3)VOCABLE Ln4NG
TRUST DATED SEPTEMDBER 26, 1991 Graut to County of Butte, a political subdivision
of the State of California, all that real property situate in the County of lJutte, St¿*te of Califomia,
descr{bed as follows:
(See EXEIBIT'¡D" for legal descriptions)
/ù-
Dated this 2 day of THE ILA F. KESTERSON REVOCÂBLE
LTVING TRUbT ÐATBD JANUARY 31,
I99I A}JD THE JERCIME D.
KESTER^SON TRUST DATBD
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26,
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STATE OF
COUNTY OF
On
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evidence) to be the persor($whoso
iVsrfsubscribed to the within instument and acknowledged to me that ådshe,t@ executed the
same in Sie¡her/their- autho¡ized capacity J!Ðe}¡ and that by Jds/her/theÞ signaturçlpÌ on the
i¡rskumø¡t the per:sor¡(ø|or [he entity upon.behalf of whioh tlre persoqús)-actedo exeanted the
instrument.
TWILA
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\ilITNESS my band and offi.cial seal.
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A.F. No. 061-410-023
County'sPæcel No. Pl l-3b, ll-7 &,12-s\ü.o. 2ll0F¡leNo. 243.2110
After RocordlngRetun To: Oounty ofButte
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STATE OF
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TRUST DATED SEPTEMEBER26, 1991 Gr¡nt to County of Butte, a polttical subdivisïon
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may be binding without the secured party's consent.r2
If the offer and acceptance arise from use by the public rather
than the acts of the owner, however, the dedication nray bé binding
upon the holder of the deed of trust or mortgage.lt
Offer by one apouse. Property that is owned by a husband and
wife as communiþ property,rt or subject to a dectaration of home-
stead,rô cannot be dedicated except by the joint action ofboth spouses.
However, if a dedication is accomplíshed by the common-law method,
solely as a result of public use, it is effective against both spousesrô
since the dedication is based on an esto¡pel and does not require any
affirmative act by the property owner.r'
Attachment G. Miller & Starr
$ 26:2 Cer,rnoRr.lre Rna¡, Esrere 3D
B. COMMON.I,ATry DEDICATION
1. GDNEN.AI,LY
$ 26:8 Common-law dedication deûned
Rosearch Referonces
West's Key Number Digest, Declication €=1
Property may be dedicated by implicaúion. A common-law
dedicalion is accomplished without satisfying the formalities of any
statute. In most cases tbe the
t t can occur an express gran or
conveyance
Statute of Frauds; requirement of a wríting. Dedication ie a
matter of contract that requires evidence of an offer to dedicate by
the property owner and a¡r acceptance by the public,r but a common-
law dedication is not within the Statute of Frauds "even though it
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Atcher o. CìtX of Salinas City,93
Cal. 43, 6ı, 28 P. 839 (1892).
toCounúy of Los Angeles u. BerÞ, 26
Cal.8d 20L,220,161 Cal. Rptr. 742,60ı
P.zd 381 (1980).
See $ 26:14 (relation to the con-
duct of the owner), $ 20:aZ (relatíon to
p¡ior interesbs).ttFu-. Code, g 1102. '
See $0 12:60 to 12:69 (eale, encum-
brance or gift of community property).
ttCordono u.,rffrighf, 169 Cal. 610,
619, 116 P.227 (1911); City and County
of Søn Francisco u, Grote,120 Cal. 69,
26-10
61, 62, 62 P, 127 (1898); Cdly
Cls.ru u.Iuancouinh,4T
P.Zd 30Íl (let607, 118 DÍst.
See $ 13127
tion on community or
Cal.
, 144 Cal. 8ı
854,€.$
[Sectton 2ß:81tunion l'runsp. Co. u. Sacramento
County,A2 Cal. 2d 236,240, 26? P.zit 10 I(1954); Inyo County v. Giuen, 183 Cal. )
416, 418, 191 P. 688 (1920); People v.
+'''
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$ 26:4
of
3d 29,40-41, 84 Cal. Rptr. 162, 465 P.2d
50 (1970); Cherohee Valley Forms, Ittc. u.
Summeraille Elementary Scå. Dd.st., 80
Cal. App. 3d 679, ı86, 106 Cal. Rptr, 467
(ıth Díst. 1973).
See å 15:29 (ele¡nonts and reguire.ments for preecriptive easements),
Ê26:12 (nature and extent ofpublic use
required), 0 26:16 (adverse possesslon
and prescription compared).roilanshø,tu v. Long Valley Road
,Assh, 116 Cal. App. 41h47L,482, 11 Cal.
Rptr. 3d 3ı7 (3d Dist. 2004).rr0alifornío Woter & Tel, Co. u,
Public Utiüties Co¡nmíssion,61 Cal. 2d
¡178, {9{, 334 P.zd 887 (1959); City of
Veníce u, Short Line Beøch Lsnd Co., 180
Cal.44?,460, l8l P.668 (19f9); City of
Los Angeles v, McCollum, 166 Cal. 148,
162, 1ı8, 103 P.914 (1909).
rz0ountyt of Los Átngetes u. Berhr 26
Cal. 3d 201,213-214, 161 Cal. RpLr.742,
605 P.2d 881 (1980); Aion v, City of
9ønlo Cru,z,2 Cal, 3d 29, 39, 84 Cal.
Rptr, 162,466 P.zd 60 (1970); Undon
Transp. Co, u, Socramento Counly,42
Cal. 2d 236,240,267 P.2ð 10 (1954)¡
Diamond Metch Co. u. Souercool.2lS
Cal. 666, 669, 24 P.zd 783 (1933)¡ F.¿1.
Hih¡t Co. u. City of Santa Cr¡¡¿, 1?0 Cal.
496, 447. 448, 160 P. 62 (f 91ı)i CheroheeValley îatms, Inc. v. Su¡nmeruille
Elennntøry Scl¿. Disú,, 30 Cal. App. 9d
679, 685, 106 Cal. Rptr. 467 (6th Dist.
26-t4
Ceuronxrn RonL Esrerp 3D
r0
L9781; Tuolumne Countlt u. Crooþ, 177
Cal. App, 2d 490,494,2CaL Rptr. 197
(8d Dist. 1960); People ex rel, Keller u.
Lo Vista Camelery Assh, 17ı Cal. App.
8d 197, 2A2, 946 P.zd 690 (4th Diet.
19691;lValter O. Bri.r, Inc. u. Broun, 146
Cal. App. 2d L77, 178, 179,302 P.Zd 74
(3d Dist. 1066); Morse v, Míller,128 Cal.
App. 2d 237,244,276P,Zd 64ı (3d Dist.
1e64).
roGllan a. City of Sønta Cruz,2 CaL
{Jd 29, 41, 84 Cal. Rptr. 162, 465 P.zd 60
(19?0); Cíty of Venice u, Short Líne Be:ach
Land Co.,180 Cal. 44?,460,181 P.658
(1919); GilfiIløn a, Shattuch,142 Cal.27,
At, gZ, Z5 p. 646 0004); City of Los
Angelæ u, Kywr, 126 Cal. 463, 466,467,
68 P. 90 (1899); I'Iays o. Vaneh,2l7 Cal.
App. 3d 271,282,266 Cal. Rpür.856 (4th
Diet. l989li Ríchmond Ramblert
Motorcycle CIub u, Western Titlc
Quørønly Co.,47 Cal. App, 3d 747,
766-769,121 Cal. Rptr. 308 (fu¡t Diet.
1976); F/oulio u. MeKen¿ìe.2l8 Cal. /rpp.
2d 6¿9, 662,82 Cal. Rptr. 636 (tst Dieù.
1963); lVølf.er G. Brix, Inc, u, ßrown, lü
Cal. App. 2d 177, 778, 179,802 P.2d ?4
(8d Dist. 19ı6).
r'See O¡o¿ v. Cily of Søntø Cruzr 2
Cal. 8d 29, 44,8.1 Cal. Rptr. 162' 466
P.zd 60 (1970) (dedication implied solely
from public use for the prescriptíve pe-
riod of ñve years).
DsDrcer¡oN,
': pl'operty,
tion of
dedication.
cul.de-sac,
ownertg
an lm
Some
to
areâ
ity; more
festation
improved
The fact
Intent e quoction of fact. \ilhether thero are Bufficient facts to
prove the owner's intent, to dedicate the property is a question of fact
in each cas€.ro
Objective intent, not aubjective intent, is dlspositlve' The
court cân imply the intention of the proporty owner to make a dedica-
tion from the facts and circumstancos surrounding the ttansaction,
even though there has been no expression of actual íntent.r' The
question is whether the objective manifestation of the ownerls acts or
(\
t6city
Land Co.,
of
658 (r919);
/um, 166 Ca(1909) (also
tesüinrony of
fnoüs
dsdicnl,e);
Crrl. 89, 93,
Ltguna
68 Cnl.
844 (,1ùh
"c¡tt of
Lønd, Co.,
(1919); CitY of'
156 Cal. 148, I
Ctty of Eureh
v2-94,69 P. I
Beach. u. Cot¡
Cal. App. 2d i
(4th Dist. 194t
App. 8d 271,2
@ 2012 Thom
Intent may be implted. The owner's intention need not be evi-
denced by express words or documents.tl
It can be manifested by the acts or conduct of the property owner
or presumed from knowing acquiesc€nce in the open use of the prop-It
8D
{'i-
ter
0p-
to
act'
'he
ca-
oûtthe
' Ol'
t77
19?rv,
rPP.
list.
146
474
Sal.
lisü.
Cal.
160
o,ch
868
27,
Los
167,
Cal.
3th
er8
ítle,41 ,list.
lpp.
)iet.
t46
174
zr2
{6ã
'lÙP€-
Dnmcnr¡on $ 26:4
conduc[ is sufficient to imply that an offe¡'u'as intended. The court
does not attempt fo discover subjective, undisclosed intent. In some
cases, the court has found an implied intent to dedicate even though
ühe owner testified that he or she neveÌ in facl intended to dedicate
t3
!
Phycical charaetoristics of dedicated ar€a. lilhere a roâd is a
cul-de-sac, greaber evidence is requirecl to establish the property
owner's intention to offer ít for public use than if it were a
thorotrghfare.t? However, upon saüisfactory evidence, ühere may be
an implied offer to dedicate â cul-de-sac.t'
Some courts have stated thal, tnore persuasive evidence of an intent
to declieate is needed when the pr:operty is located in a metropolitan
alea rathor than a rural one.te This presumption ie of doub¿ful valíd-
ity; more recent decisions suggest the opposite, that a clearer mani'
festation of intent ie required for rural, unimproved land than for
improved or urban land.'o
The fact that a road is of a nairow wldth and in a dilapidated
I
l'City of Veníce u, Short Líne Beo,ch
Land Co,,180 Cal. 447,41rO,462, 181 P.
658 (1919); City of Los Angeles v, lvíc0ol"
lr¿nr, 166 Cal. 148, 162*l6lt, 103 P. 914
(1909) (also refueing to admiù owner'e
testimony of intent whe¡e ühc obJective
facts supported ßnding an intenüion to
dedicate); Ciry of Eureka v, Gates, I37
Cal. 89, 93, 69 P, 860 (1902); City of
Laguna Beaeh v,Consolidoted Mortg, Co,,
68 Cal. App. 2d 38,41, 4H?,166 P,zd
844 (4th Dist. 1945).
t6Cíty o¡Venít:c u. Såort Líne Beaclt
Lond &., 180 Cal. 447, 45O, 181 P. 6ı8
(1919); Cíty of las Angelcs u. McCollum,
156 Cal. 148, lı2, 153, 103 P. 9f4 (1909)i
City of Eurekø u. Gates, 1il7 Cal, 89,
Ð244,69 P. 8ı0 (1902); Cìty of Løsuna
Eeach v, Conaolídated Morlg, Co., 68
Cal. App. 2d 38, 47,48, fı5 P.2d 844
(4th Dist. 1945); Ilays u, Vanek,217 C¡1.
App. 3d 21t,282,266 Cal. Rptr. 866 (4lh
@ âOtZ Thornson Reutere/llte st, I 120L2
Dist. 1989).rrGil¡tldn v. shottuck, í+z c^t. zl,
ilz,15P.646 (1904).
tsCíty of Los Angeles v. McCollum,
lı6 Cal. 148, 162, 163, 103 P, 914 (1909);
Helm u. McClure,l0T Cnl. 199,204,206,
40 P. 4'17 (f895); .Sn¿itl¡ u. City ol San
Ltús Obispor 96 Cal. 463, 466-{68, 30 P.
691 (1892); Vlalter G. Brir, Inc, u. Brown,
146 Cal. App. 2d l'17,179, 180, 902 P.zd
?4 (Sd Dist. 19ı6).
'eKìaamol'_ v, Newman,280 Onl.
App. 2d ?16,72:J,41 Cal. ftprr. 182 (2rl
Dieú. 1964); Robqe u. AIIåson,146 Cal.
App.2d 7L9.720,721,904 P.zd 163 (4th
Dist. 1956).
See $ 26:11 (olfer imptied from
public uee).
loses 0 26:ll (offe¡ implied from
public use) for furthe¡'discussion ofthess
lssuea.
2ô-16
Factors that are ofüen considered. The nature of the property,
deqlarations by the property oï'ner, the physical condition of the
property, the owner's knowledge of public use of the prop€rty, and
the frequency and notoriety of the public use, all are factors used
when determining whether or not there has been a sumcient indica-
intention thetooffer forownertstheoftionpropertyproperty
lô
$ 20:4 Cnr¡r'on¡l¡e Roer, Dæere 3D
condition may be evidence that the owner did not intend to dedicate
it to public use.¡t The fact that a winding road necessary for access to
some of the lots in a subdivision was actually used by the public and
provided access to other publie streets may ovidence an intention to
dedicate.t2
Dnn¡cano
conetituk
Other
the fact tl
eÉy duril
an implie
had no in
erty ownr
directore
reserved
dedicate i
$ 2G:ı E
Reeearch
lVest's Key
Offer tr
to offer pt
the propç
absolute c
specific ui
places np
prohibits i
_i
dures to
by public
zssee
áss'n, I 16
11 Cal.
(conetruing
tcìtv
v. Lånaree,
P.2d 369
Angeleq
v. Citt of
819, 837,
iù2a12
Actiond of the
"privato property,"
some evidence that
'rfllauío u. MdKenaíe,218 Cal, App.ùl 649, 654, 55ı, 32 CaÌ. Rptr. 656 (lst
Dist. 1963).
"'Ho1,s v. Vøneh,2l? Gal, App. Sd
2'11,282,Zffi Cal. Rptr, 866 (4ùh Dist.
rs89).
zsã¡on u. Cily of Sønta Cruz,2 Cal.
3d 29,41,84 Cal. Rptr. 162,46ı P.zd ı0
(f9?O)¡ City of Los Angeles v. Venice
Pcnìnsulu Properlies,20S Oal. App. 9d
tı22, 1ı34,2ı3 Cat. Rptr. t31 (2d Dist.
1988)¡flouio u- McKettzie,218 Cal. App.
2d 649,653, lí64, 32 Cal. Rptr. 686 (rst
Dist 1963).
"rMolt", G. Brir, Inc. v, Brown, L46
Cal, App. 2d L'17, 179, 180, 3O2 P.zd 'l4(3d Dist. 1986).
See 0 26:14 (relation to the con-
duct of the owner), S 26:18 (procecluros
to prøvent an lmplied dedicaüion by pub-
lic use).
"Cíty o¡ Los Angelæ u. Venice
26-16
1¡ but it is not conclusive of the issue.r'
to erecf in and
Penìnsulø Propertiee,20ı Cal. App. 3d
L622, 1634,263 Cal. Rptr. 831 (2d Dlst.
1988) ("Here it ie undisputerl that the
prcperty ownero did not in facü intrÍnd to
dedicate the properüy to public use. They
posted'no trespassteigns as evidence of
that lack of intent. In our opinlon, they
should not now be penalized slmply
because they did not erect an unsightly
and forbidding fence manifesting a con-
tinuing hostility to even sporadic anil
limiteil public uae, To imply an intent tr¡
dedicate, under ùheoe circuntetances,
rvould defy logic, ignore reality and
atand equity on its head.").
. zoüount¡t of i.os Angelea u. Berk,26
Cal. 3d 201,216, 16l Cal. Rptr. ?42,605
P.2d 381 (1980); Gtun. u. City of So.ntø
Cnrz,2 Cal. 3d 29, 41,84 Cal. Rptr. 162,
466 P.2d ı0 0970).ntciv. code, !$813, 1008.
See [ 26:11 (offer irnPlieil from
public rue; in general), fi 26:18 (proce.
itself, does not evidence an intention to dedicate, at least when other
evidenco suggests a contrary intention.'r For a fee owner to negate a
finding of intent to dodicate based on unintemupted public use for a
period of more than five years, the owner must êither affirmatively
þrove thab he or she has granbed permission to the public to use the
prop€rby or demonstrate thât he or she has made a bona fide sffort to
prevent public use.¿o
Recording and posting to allow recreâtional use. the record-
ing of I notice or posting of signs containing statutory language is
sufficient 0o prevent an offer of dedication frorn being implied for
publíc use in some cases.¡t These statutes do not, as such, prevent {other manifestations of an intent to dedicate frorn being deemed to \'
I
I
:
I
Cal. App.(lst Diet.úPh
Cal. 180,
fSecüio¡
CIub u.
69
801,
289
299,
il^TE 3D
¡ledicate
tccess to
.blic and
rntion to
¡ stating
nport, is
property
vise, the
'ection of
rce of an
.n and of
ren other
negate a
use for a
'matively
o use the
r effort to
re record-
rguage is
rplied for
r, prevent
leemed to
App. 8d(2d Dist.
constitute an ofler of dedication.u
Other factors. Where the property has been used by the public,
tlrs fact that the orvner has paid the taxes assessed against the prop-
erty during the period of public use is not sufficient by itself to rebut
an implied dedication, but it, can lead to an inference that the owner' had no intent to dedicate the property to a public use.?e If the prop-
erty owner is a corporation, a resolution adopted by the board of
direcüors that certain portions of the corporation's subdivision bo
reserved for public purposes is strong evidence of an intent to
dedicate it to the publie.to
Dpn¡cnnoN $ 26:ı
$ 26:6 Expross grant'-In general
Research Beferences
West's Key Number Digest, Dedication G¡l?
Offer to dedicate by a dced to a public agency. The intention
to ofler private property for dedication can bo evidenced by a deed of
the property to a public or governmental âgency, either by an
absolute conveyance of the fee title,l or by a conveyance that resen'es
specific uses of the property to the grantor,t or by an insürument that
places specìfic restrictions on the future use of the property or
prohÍbits specific uses.3
rì
ial.
31
ed
rct'
duree to prevent an implied dedication
by publlc use).
ItSee åfo¡sl¡a w u. Long Valley Road,
Asoî, 116 Cnl. App. 4th 471, 48d-48ı,
11 Cal. Rptr. 3d 357 (3d Dist. 2004)
(construing Civ. Code, $ f009).
?tßic h ntt¡nd Ramblers Itíotorcatcle
CIub v, Weatern Tìtle Guaranty Ca.,47
Cal. App. 8ù747,754,127 Cal. Rptr,308
(lsü Diet. 1975).
soPhillìps v. Laguna Beøch Co., !9o
Cal. 180, 181, 182, ztl P, 225 (1922).
fSeetion 20:ıl
tâítx and County of San Fransisco
u. Lìnarcs,16 Cal. zrJ 441,444446,106
P.zd 369 (1940h Wills u. Cíty af Lot
Angeles,209 Cal. 448, 4ó0, 287 P.962,69 A.L.R. f044 (1930)i Wøtteon u,
Eldrídge,207 Cal. 814, 81?-320, 278 P,
286 (1929); Slavich u. Hantílton,20l Cal.
299, 801, 802,2ö1 P. 60 (1927); Baldwin
rr, City al l;rts Angeles, 70 Cal. App. 4üh
819, 837, 83 Cal. RpLr. 2d 178 (2il Dieü.
rç: 20L2 Thomson Rcutors/Wa st, 7 12012
1999); Ciry of Anaheim u. Metropolitan
Wster Dist, of Southern CaI., 82 Cal,
App. 3d ?69, ?70, 14? Cal. Rptr. 836 (4th
Dist. 19?8); Big Sur Properlies u. Mdtl,
62 Cal. App, 3d 99,J03, 132 Cal. Rptr.
835 (lst Dist. f976); City of Los Angeles
u, Pacifie Elec. Ry. Co., 168 Cal. App. 2d
224,232,233, 38ı P.2d 1042 (2d Disü.
1959); Sacrontento County .t. Leusztts,
70 Cal. App. 2d 639, 650, 161 P.zd 490(8d Dist. 194ö).
'City o¡ Pdlos Verdes Eststes t¡,
Willett, TS Cal. App, 2d 394, 399-401,
l?1 P.2d 26 (2d Dist. 1946); ärfl u, City
of Oxnrd,46 Cul. App. 624, 630-632,
189 P?82ı (3d Dist. 1920).t&oldrtin u, City of|.os Angole.s,?O
Cal, App. {th 819, 8S?-840, 83 Cal. Rptr.
2d 1?8 (2d Dist. f999); äig Sur Proper-
ti¡ts u. Iuîatt,62 Cal. App. Sd 99, 103, 182
Cal. Rptr, 835 (lst, Dist. 19?6).
See { 26:28 (change in dedicated
uee¡ in gencral), regarding the right of
the public to change a designated use.
26-t7
thnt the
inùend to
llc use. Thoy
evidence of
pinion, they
zed uimply
rn unslghtly
eting a con-
poradlc and
an intent to
rumstances,
reality and
t u, Berh,26
Vhr.742,805ity of Sontø
rl. Rptr, 162,
8.
nplied from
16:18 (proce
Attchment I
86 Ops. Atty. Gen. 70
TO BE PUBLISHED IN THE OFFICTAL REPORTS
OFFICE OF THE ATTORNEY GENERAL
State of California
BILL LOCKYER
Attorney General
OPINION No.0l-615
May 15,2003
BILL LOCKYER
Attorney General
GREGORY L. GONOT
Deputy Attorney General
THE HONORABLE JAMES A. CURTIS, COUNTY COUNSEL, COUNTY
OF SIERRA, has requested an opinion on the following questions:
l. V/here (l) a public agency used its power of eminent domain in 1965 to
acquire most of a 640-acre parcel of land for the creation of a reservoir, which left two
remaining parcels of land physically separated by 700 feet of water and (2) the county's
subdivision ordinance in effect at the time did not regulate divisions of land creating four or
fewer parcels, were the remaining two parcels of land legally created as separate parcels for
purposes of the Subdivision Map Act?
2. Was the legal stahrs of the two remaining separate parcels affected when
an owner of the parcels subsequently obtained a timberland production zone classification
for both parcels, which zoning required that the parcels be managed as contiguous parcels?
of
0l-615
CONCLUSIONS
l. Whore (1) a public agenoy used its power of eminent domain in 1965 ûo
acquire most of a 640-acre parcel of land for the creation of a resorvoh which lefr two
romeining parcels of land physioalþ separated by 700 fset of water and (2) the oounty's
subdivision ordinance in effect at the time did not regulate divisions of land creating four or
fewer parcels, the rem¿ining two parcels of land were legally created as separate parcels for
purposes of the Subdivision Map Act
2. The legal status of the two remaining separate parcels was not affected
when an o$rner of the parcels subsequently obtained a timberland production zone
classification for both parcels, which zoning required that the parcels be managed as
oontiguous parcels.
AI.IALYSIS
Wc are advised that in 1965, an irrigation disüict com¡nenced eminent domain
proceedings, seeking condemnation of most of a 640-acre parcel of land for the creation of
a reservoir. TWo remainder parcels of land, of approximately 10 acres and 100 acres,
resulted from the condernnation action.r The new pa¡cels are separated by 700 feet of water
and have been assisned sepa¡ate pa¡ccl numbers bv the countv assessor. There is no road
access a¡ound the reservoir between the two parcels.
l. Creation of Legal Parcels
We a¡e first asked to determine whether the erninent domain proceedings
instituted by the inigation distict resulted in the lawful creation of two remainder parcels
of land forpurposes of the Subdivision Map Act (Gov. Code, $$ 66410-66499.37;"Acf).2
We conclude that two legal rernainder parcels resulted from the conde¡nnation action for
purposes of the Act.
We a¡e concerned here with the creation of rern¿inder parcels by a physical
division of land in 1965 that resulted in the granting of a deed of property from the o$'ner
to the irrigation disbict. Subdivision (a) of section 664L2.6 is the governing statutory
provision, and it states:
I A third parcel of land remained after crcation of Jaclson Meadows Reserrroir but it is located in an
adoining county. lVo aro not concerned in tbi$ opinion with tho legal status of this third rerrnaindcr parccl
2 All fr¡rthø statutory refercnces a¡e to the Governrncnt Code.
2 0l-615
"For purposes of [the Subdivision Map Act] or of a local ordinance
enacted pursuant thereto, any parcel created prior to March 4, 1972, shall be
conclusively presumed to have been lawfully created if the parcel resulted
from a division of land in which fewer than five parcels were created and if at
the time of the creation of the parcel, there was no local ordinance in effect
which regulated divisions of land creating fewer than five parcels."
Accordingly, under the directive of section 66412.6,it is conclusively presumed that a parcel
is lawfully created if it was the result of a division of the land prior to March 4, 1972, that
created fewer than five parcels and the division was not regulated by a local subdivision
ordinance then in effect.3 We are given that the local subdivision ordinance in effect at the
time of the condemnation proceedings did not impose requirements upon divisions of land
into four or fewer parcels.
In 58 Ops.Cal.Atty.Gen. 593, 594 (1975) we observed with respect to whether
a condemnation action resulted in a division of land for purposes of the Act: "There can be
no question but that condemnation of a part of a parcel results in a 'division' of land." For
purposes of the Act, "the fact that a division of land has occurred is not disregarded." (Id.
at pp. 594-595.)
Here, as the result of the eminent domain proceedings, most of the 640-acre
parcel of land was deeded by the owner to the irrigation district for a reservoir. The two
parcels of land retained by the owner are separated by 700 feet of the district's property.
There was an actual physical division of land in 1965 pursuant to court order resulting in two
new remainder parcels of land created by the recording of a deed and transfer of ownership.
(See Oaklandv. Pacific CoastLumber etc. Co. (1915) 17l CaL.392,398; Stell v. JayHales
Development Co. (1992) l1 Cal.App.4th 1214, 1223-1227; People v. Bor¡vers (1964) 226
Cal.App.2d 463,466; 58 Ops.Cal.Atty.Gen., supra, at pp. 594-595.) For purposes of the
Act, these two separate remainder parcels were lawfully created in 1965 by the
condemnation proceedings as conclusively presumed under the mandate of section 66412.6,
(See Gardner v. County of Sonoma (2003) 29 Cal.4th 990, 1001-1003; LakeviewMeadoun
Ranch v. County of Santa Clara (1994) 27 Cal.App.4th 593, 596-599.)4
3 The Act placed no requirements upon the division of land into four or fewer parcels prior to 1972.
(See 74 Ops.Cal.Atty.Gen. 149, 152, fn. a (1991); Curtin & Merritt, Cal. Subdivision Map Act ancl the
Development Process (Cont.Ed.Bar 2d ed. 2001, $ 1.3, p. 5.)
a The owner of the parcels would be e,ntitled to a "certificate of compliance" for each parcel under the
terms of section 66499.35, subdivision (a), that "the real property complies with the provisions of [the Act]
and of local ordinances enacted pursuant to [the Act]." (See Gardner v. County of Sonoma, supra, 29 Cal.4th
3 0l-615
We soecificallv reiect the suseestion the lansuase of section 66424has
any application in the circumstances presented. Section 66424 states:
"'Subdivision' means the division, by any subdivider, of any unit or
units of improved or unimproved land, or any portion thereof, shown on the
latest equalized county assessment roll as a unit or as contiguous units, for the
purpose of sale, lease or financing, whether immediate or future. Propertv
shall be considered as contizuous units even ifit is seoaratedbvroads. streets.
utilitv ensemenf or railroad rishts-of-wav. .
The Act is "the primary regulatory control" goveming the subdivision of real property in
California. (Hill v. City of Clovis (2000) 80 Cal.App.4th 438,445; see Gardner v. County
of Sonoma, supra, 29 Cal. th at pp. 996-997,1005; Gomes v. County ofMendocino (1995)
37 Cal.Ãpp.4th 977,985.) Generally speaking, a tentative map and final map are required
for subdivisions creating five or more parcels ($ 66426) and a parcel map is required for
subdivisions creating four or fewer parcels ($ 66428). (See Gardner v. County of Sonoma,
supra, 29 Cal4thatp.997;John Taft Corp. v. Advisorydgency(1984) l6l Cal.App.3d 749,
755.) Section 66424 describes when a "subdivision" is created with respect to a 'tnit or
units of . land" for purposes of triggering the Act's requirements. (See 6l
Ops.Cal.Atty.Gen. 299,300-303 (197S); 58 Ops.Cal.Atty.Gen., supra, at pp. 594-595.)j
Section 66424 is thus irrelevant here since no "subdivision" is beine proposed
by the or¡/ner.(See Lakeview Meador¡n Ranch v. County of Santa Clara, supra, 27
Cal.App.4th at pp. 596-599.) The "division" in question took place in 1965 when the
owner's two new parcels of land were physically created by court order and the recording
of a deed. If the filing of a subdivision map had been required at that time and no map had
been filed, the parcels would not have been "lawfully" created for purposes of the Act. (See
74 Ops.Cal.Atty.Gen., supra, atp. 152.) However, we are given that the land division in
1965 complied with all requirements of the Act and local subdivision ordinances due to the
"four or fewer" exemption. Nothing contained in section 66424 may alter the legal status
at p. 998; Stell v. Jay Hales Development Co., supra, I I Cal.App.4th at pp. 1227-1229.)
5 We note that a parcel map is currently not required for "[]and conveyed to or from a governmental
agency, public entity, public utility, or for land conveyed to a subsidiary of a public utility for conveyance to
that ptùlic utility for rights-of-wa¡ unless a showing is made in individual cases, upon substantial evidence,
that public policy necessitates a parcel map" ($ 66428, subd. (a)(2)), and "[a]ny conveyance ofland to a
governmental agency, public entit¡ public utility or subsidiary of a public utility for conveyance to that public
utilþ for rights-of-way shall not be considered a division of land for purposes of computing the number of
parcels" ($ 66426.5). Of course, new parcels that are created but not conveyed to a governmental agency must
comply with any applicable requirements of the Act. (See 58 Ops.Cal.Atty.Gen., supra, at pp. 594-595.)
4 0l-615
of the two parcels in 1965 or thereafter, even if the provisions of section 66412.6 did not
exist.
Finally, we note that in eminent domain proceedings, the property owner is not
only entitled to "the fair market value of the property taken" (Code Civ. Proc., $ 1263.310)
but also to "compensation . . . for the injury, if any, to the remainder" when "the property
acquired is part of a larger parcel" (Code Civ. Proc., $ 1263.410, subd. (a)). The statutory
term "larger parcel" has been construed by the courts to allow parcels that are adjoining or
separated from each other to be aggregated for purposes of compensation in limited
circumstances. (See San Diego v. Neumann (1993) 6 Cal.4th 738,745-755; City of Los
Angeles v. Wolfe (1971) 6 Cal.3d 326,330-336.) Such aggregation is only for purposes of
possible compensation and not for other purposes, i.e., what constitutes a 'þarcel" or a
"division" under the terms of section 66412.6 and the Act. ln each of the cases where
multiple parcels were considered to be part of the "remainder parcel," the parcels were not
merged for any other purpose but remained distinct separate parcels. (See, e.g., City of San
Diego v. Neumann, supra, 6 Cal.4th at pp. 745-755.)
We thus conclude in answer to the first question that where ( I ) a public agency
used its power of eminent domain in 1965 to acquire most of a 640-acre parcel of land for
the creation of a reservoir, which left two remaining parcels of land physically separated by
700 feet of water and (2) the county's subdivision ordinances in effect at the time did not
regulate divisions of land creating four or fewer parcels, the remaining two parcels of land
were legally created as separate parcels for purposes of the Act.
2. Effect of Subsequent Zoning
Pursuant to the provisions of the Califomia Timberland Productivity Act of
1982 ($ $ 5 I 100-5 I 155), a property owner may be granted a reduction in assessed property
taxes if the property is zoned for growing and harvesting timber and compatible uses. One
of the criteria for eligibility may include that the land "be comprised of single or contiguous
parcels of a certain number of acres . . . ." ($ 5l I13, subd. (dxl).) We are asked whether
the zoning of the two remainder parcels in question as a timberland production zone in 1977
affected the legal status of the two parcels for purposes of section 6641,2.6. We conclude
that it did not.
The conclusive nresumntion in section 66412.6. that two remainder
parcels were legally created by the 1965 court order and recording of a deed, is not
dependent upon a subsequent zonine classification. Whatever conditions were imposed to
obtain the timberland production zone classification would not affect a physical division of
property that occurred 12 years earlier as the result of eminent domain proceedings with
respect to the Act's requirements. We apply the terms of section 66412.6 according to the
5 0l-615
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