PART II: GOVERNMENT CODE SUBDIVISION MAP ACT SECTIONS 66410-66499.58 ================================================================================ CHAPTER 1 - GENERAL PROVISIONS -------------------------------------------------------------------------------- SECTION 66410 - SHORT TITLE This division may be cited as the Subdivision Map Act. (Enacted 1974) -------------------------------------------------------------------------------- SECTION 66411 - LOCAL AGENCY AUTHORITY Local agencies regulate subdivision design and improvements through ordinances. They must address grading, erosion control, and sedimentation prevention. Regulations for some subdivisions cannot be more restrictive than those requiring tentative and final maps. -------------------------------------------------------------------------------- SECTION 66411.1 - NON-SUBDIVISION PARCELS For non-subdivision parcels, regulations are limited to dedication of rights-of-way, easements, and the construction of reasonable offsite and onsite improvements. Construction requirements must be noted on parcel maps and can be deferred until development permits are issued. -------------------------------------------------------------------------------- SECTION 66411.5 - JUDICIAL PARTITION MAPS When judicial partition maps are required under contract (agricultural conservation contracts), agencies may establish monetary exactions but must defer payment and dedication acceptance until contract termination. -------------------------------------------------------------------------------- SECTION 66411.7 - URBAN LOT SPLITS This section allows ministerial approval of parcel maps creating up to two parcels in single-family zones within urbanized areas. Key requirements include minimum lot sizes (1,200 sq ft), principal residence occupancy for three years, and prohibitions on demolishing rent-controlled housing or occupied units. (Added effective 2025) -------------------------------------------------------------------------------- SECTION 66412 - EXEMPTIONS The division does not apply to apartment/commercial space leasing, mineral leases, cemetery dedications, lot line adjustments between four or fewer parcels, and various renewable energy/utility projects. -------------------------------------------------------------------------------- SECTION 66412.1 - COMMERCIAL/INDUSTRIAL EXEMPTIONS Exemptions include financing or leasing commercial/industrial buildings on single parcels (unless subject to other design regulations). -------------------------------------------------------------------------------- SECTION 66412.2 - DWELLING UNIT EXEMPTIONS Dwelling units under Section 65852.1 and accessory dwelling units are exempt from subdivision provisions except for sales or transfers (not leasing). -------------------------------------------------------------------------------- SECTION 66412.3 - HOUSING NEEDS CONSIDERATION Agencies must "consider the effect of ordinances...on the housing needs of the region" while balancing service and resource constraints. -------------------------------------------------------------------------------- SECTION 66412.5 - LOCAL EXEMPTION ORDINANCES Local ordinances may exempt subdivisions of four parcels or less for removable commercial buildings under 100 square feet. -------------------------------------------------------------------------------- SECTION 66412.6 - PRE-1972 PARCEL PRESUMPTION Parcels created before March 4, 1972, with fewer than five lots are presumed lawfully created if no local ordinance regulated such divisions at that time. -------------------------------------------------------------------------------- SECTION 66412.7 - SUBDIVISION ESTABLISHMENT DATE Subdivisions are deemed established on "the date of recordation of the final map or parcel map." -------------------------------------------------------------------------------- SECTION 66412.8 - LOS ANGELES COUNTY PROVISION Projects approved in Los Angeles County before this section's effective date are not violations if roadway/bridge construction fails due to easement relinquishment for state wetlands acquisition. -------------------------------------------------------------------------------- SECTION 66412.9 - NONPROFIT AGRICULTURAL HOUSING Leases of up to five acres to nonprofits for agricultural labor housing (30+ year leases executed before 2017) are exempt. -------------------------------------------------------------------------------- SECTION 66413 - ANNEXATION TO CITIES When subdivisions are annexed to cities, final maps continue governing the subdivision; pending maps must comply with city ordinances. -------------------------------------------------------------------------------- SECTION 66413.5 - NEWLY INCORPORATED CITIES When areas with approved tentative maps are incorporated into newly formed cities, those cities must approve final maps meeting tentative map conditions and state requirements (with health/safety exceptions). -------------------------------------------------------------------------------- ARTICLE 2 - DEFINITIONS (SECTIONS 66414-66424.6) SECTION 66414 - "Advisory agency" means a designated official or body authorized to approve, conditionally approve, or disapprove maps. SECTION 66415 - "Design" means street alignments, grades, widths, alignment and widths of easements and rights-of-way, lot size and configuration, traffic access, grading, drainage, and other physical improvements. SECTION 66416 - "Improvement" means street work, utilities, and other required physical enhancements. SECTION 66418 - "Local agency" means a city, county, or city and county. SECTION 66419 - "Local ordinance" means an ordinance enacted under this division's authority. SECTION 66420 - "Real property" includes any interest in property entitling the holder to exclusive possession. SECTION 66424 - "Subdivision" means the division of improved or unimproved land for sale, lease, or financing. SECTION 66424.5 - "Tentative map" means a map made for purpose of showing the design and improvement of a proposed subdivision. SECTION 66424.6 - "Vesting tentative map" means a tentative map with the additional notation "Vesting Tentative Map." -------------------------------------------------------------------------------- CHAPTER 2 - PROCEDURE (SECTIONS 66425-66443) SECTION 66425 - Tentative, final, and parcel maps requirements "shall be governed by the provisions of this chapter." SECTION 66426 - Requires tentative and final maps for subdivisions creating five or more parcels, condominiums, community apartments, or stock cooperatives, with exceptions including small parcels under five acres or larger parcels with approved highway access. SECTION 66426.5 - Conveyances to governmental agencies, public entities, or utilities for rights-of-way "shall not be considered a division of land" when calculating parcel numbers. SECTION 66427 - Condominium project maps need not depict building design or location, and "the governing body may not refuse approval...on account of the absence of a condominium plan." SECTION 66427.1 - Tenant Notifications: Mandates tenant notifications before conversion approval, requiring notices about conversion intent, public reports, and exclusive purchase rights lasting minimum 90 days. SECTION 66427.2 - Conversion provisions "shall not apply to condominium projects...which consist of the subdivision of airspace in an existing structure, unless new units are to be constructed." SECTION 66427.4 - Requires subdividers converting mobilehome parks or floating home marinas to comply with displacement mitigation standards per Section 65863.7. SECTION 66427.5 - Mandates subdividers converting rental mobilehome parks offer tenants purchase options and implement rent increase protections for lower-income households. SECTION 66427.6 - Parallels Section 66427.5 requirements for floating home marina conversions. SECTION 66428 - Allows local ordinances to waive parcel map requirements when the legislative body finds compliance with divisional standards regarding area, improvements, and public infrastructure. SECTION 66428.1 - Waives mapping requirements when two-thirds of mobilehome or floating home residents petition for conversion to resident ownership, with limited exceptions for health/safety concerns. SECTION 66429 - "Only final and parcel maps may be filed for record" with county recorders. SECTION 66430 - Requires written consent from "all parties having any record title interest" before filing subdivision maps. SECTION 66431 - Permits county surveyors to perform city engineer duties upon mutual legislative body agreement. -------------------------------------------------------------------------------- ARTICLE 2 - CONTENT AND FORM (SECTIONS 66433-66443) SECTION 66433 - "The content and form of final maps shall be governed by the provisions of this article." SECTION 66434 - Maps must be prepared by registered civil engineers or licensed land surveyors, based on surveys, with specifications including: 18x26 inch sheets, distinctive boundary symbols, parcel numbering, street designations, survey data showing distances and bearings, and public easement delineation. SECTION 66434.1 - When an owner's development lien exists under Education Code provisions, the final map must reference the recording instrument number and note that each parcel created is subject to a prorated lien amount. SECTION 66434.2 - Local jurisdictions may require supplementary documents filed concurrently with maps, including building setbacks, flood zones, seismic data, geologic mapping, and archaeological site information—marked as informational only, not affecting title. SECTION 66434.5 - "Each report shall be kept on file for public inspection by the city or county having jurisdiction." SECTION 66435-66435.2 - Certificates, statements, and acknowledgments must appear on maps before filing. Local agencies may require these as separate recorded instruments with cross-references on the map. SECTION 66436 - Consent Requirements: "A statement, signed and acknowledged by all parties having any record title interest" is required, with enumerated exceptions for tax liens, trust deed holders, easements, mineral rights, and federal/state patents. SECTION 66439 - Dedications require statements signed by all record title interest holders. Maps must specify whether dedications are in fee or easement form using prescribed language. SECTION 66440 - The approving legislative body clerk must certify approval and acceptance status of dedicated property. SECTION 66441 - The responsible professional must certify survey completion, monument placement, and completeness sufficient for survey retracing. SECTION 66442 - County surveyors (unincorporated areas) or city engineers must verify map conformity with tentative maps, applicable ordinances, and technical accuracy within twenty days of submission. SECTION 66442.5 - Specifies exact language for engineer/surveyor statements and recorder certification, including spaces for dates, book/page references, and professional credentials. SECTION 66443 - Maps must contain "other certificates and acknowledgments as are required by local ordinance." -------------------------------------------------------------------------------- CHAPTER 3 - PROCEDURE (SECTIONS 66451-66463.5) ARTICLE 1 - GENERAL PROVISIONS SECTION 66451 - Establishes procedural rules for "processing, approval, conditional approval or disapproval and filing of tentative, final and parcel maps." SECTION 66451.1 - Time limit extensions and temporary contractor employment provisions. SECTION 66451.2 - Permits reasonable fees for map processing. SECTION 66451.3-66451.7 - Cover notice requirements, disapproval standards, and application timelines. ARTICLE 1.5 - MERGER OF PARCELS (SECTIONS 66451.10-66451.24) SECTION 66451.10 - Prevents automatic merger of contiguous parcels held by same owner. SECTION 66451.11-66451.24 - Establish merger procedures, including notice requirements, hearings, and special provisions for Napa County agricultural lands. ARTICLE 1.7 - UNMERGER OF PARCELS (SECTIONS 66451.30-66451.33) SECTION 66451.30 - Specifies criteria for parcels deemed unmerged as of January 1, 1984. SECTION 66451.31-66451.33 - Detail application procedures and fee authority. ARTICLE 2 - TENTATIVE MAPS (SECTIONS 66452-66452.27) SECTION 66452 - Filing procedures for tentative and vesting tentative maps. SECTION 66452.1-66452.6 - Establish agency timelines and approval processes. SECTION 66452.6 - Map Expiration: Addresses map expiration (24 months standard, with extensions possible). SECTION 66452.10 - Conversion requirements for cooperatives and community apartment projects to condominiums require specified ownership approval. SECTION 66452.17-66452.27 - Tenant notification requirements and various expiration date extensions (2008-2020 provisions). ARTICLE 2.5 - NEW RENTAL HOUSING CONVERSION (SECTIONS 66452.50-66452.51) Permits binding agreements requiring rental housing periods of minimum 10 years before conversion. ARTICLE 3 - REVIEW PROCEDURES (SECTIONS 66453-66455.9) SECTION 66453 - Permits local agencies to recommend on subdivisions in adjoining territories. SECTION 66454 - Allows subdividers to file tentative maps for unincorporated territory with adjacent cities. SECTION 66455 - Department of Transportation review provisions. SECTION 66455.1 - Department of Water Resources review provisions. SECTION 66455.3 - Water supplier notification requirements. SECTION 66455.7 - School district notification requirements. SECTION 66455.9 - Public schoolsite considerations. ARTICLE 4 - FINAL MAPS (SECTIONS 66456-66462.5) SECTION 66456 - Allows subdividers to "cause the real property included within the map...to be surveyed and a final map thereof prepared in accordance with the approved or conditionally approved tentative map." SECTION 66456.1 - Permits filing "multiple final maps relating to an approved or conditionally approved tentative map." SECTION 66456.2 - Improvement plans must be "prepared by a registered civil engineer and acted on within 60 working days of its submittal." SECTION 66457 - Final maps "may be filed with the legislative body for approval after all required certificates or statements on the map have been signed." SECTION 66458 - The legislative body must "approve the map if it conforms to all the requirements of this chapter and any local subdivision ordinance." SECTION 66459 - Tenant notifications in condominium/cooperative conversions. SECTION 66462 - Requires subdividers to enter agreements guaranteeing "completion of public improvements." SECTION 66462.5 - Prohibits agencies from refusing final map approval based on offsite improvements the subdivider cannot legally construct. ARTICLE 5 - PARCEL MAPS (SECTIONS 66463-66463.5) SECTION 66463 - "The procedure for processing, approval, conditional approval, or disapproval and filing of parcel maps...shall be as provided by local ordinance." SECTION 66463.1 - Multiple parcel maps provisions. SECTION 66463.5 - Tentative map expiration provisions (24 months plus extensions). -------------------------------------------------------------------------------- CHAPTER 4 - REQUIREMENTS (SECTIONS 66473-66482) SECTION 66473 - Maps must meet division requirements; disapproval requires findings identifying unmet conditions. SECTION 66473.1 - Subdivisions should provide "passive or natural heating or cooling opportunities" where feasible. SECTION 66473.3 - Cities/counties may require cable television and communication systems in subdivisions. SECTION 66473.5 - Tentative maps must be consistent with adopted general or specific plans. SECTION 66473.6 - Telephone/cable relocation costs are developer's responsibility. SECTION 66473.7 - Large residential projects need verification of "sufficient water supply" from public water systems. SECTION 66474 - DENIAL CRITERIA: Denial criteria include inconsistency with plans, unsuitable sites, environmental damage, public health problems, and easement conflicts. SECTION 66474.02 - Fire hazard areas require findings about consistency with state forestry regulations and available fire protection services. SECTION 66474.4 - Agricultural land subdivisions cannot reduce parcels below minimum sizes protecting farming viability. SECTION 66477-66478 - Requirements for public dedications: parks, recreational facilities, schools, and public access to waterways and coastlines. SECTION 66479-66482 - Provisions for reserving land for public uses with acquisition agreements. -------------------------------------------------------------------------------- CHAPTER 5 - IMPROVEMENT SECURITY (SECTIONS 66499-66499.9) SECTION 66499 - Types of acceptable security include: corporate surety bonds, cash deposits with escrow agents, letters of credit from financial institutions, property liens, or other forms approved by local ordinance. SECTION 66499.1 - Specifies the required form for corporate surety bonds. SECTION 66499.2 - Details the form for payment bonds securing laborers and material suppliers. SECTION 66499.3 - Establishes security amounts at 50-100% of improvement costs for performance, plus an additional 50-100% for labor and materials. SECTION 66499.7 - Governs security release procedures. SECTION 66499.9 - Limits liability to work performance, changes under 10% of costs, one-year warranty guarantees, and reasonable enforcement expenses. -------------------------------------------------------------------------------- CHAPTER 6 - REVERSIONS AND EXCLUSIONS (SECTIONS 66499.11-66499.29) ARTICLE 1 - REVERSION TO ACREAGE SECTION 66499.11 - Subdivided property may be converted back to acreage. SECTION 66499.12 - The legislative body or all property owners may initiate reversion proceedings. SECTION 66499.13 - Petition requirements for reversion. SECTION 66499.14 - Processing fee authority. SECTION 66499.15 - Public hearing requirements. SECTION 66499.16 - Reversion is allowed if dedications are unnecessary and either all owners consent, required improvements weren't completed within two years, or no lots sold within five years. SECTION 66499.17 - Conditions for reversion. SECTION 66499.18 - Reversion becomes effective upon the final map's recording. SECTION 66499.19 - Fee and deposit return provisions. SECTION 66499.20 - Tax bonds are not required in reversion proceedings. SECTION 66499.20.1 - Parcel map provisions for reverting land. SECTION 66499.20.2 - Merger and resubdivision provisions. SECTION 66499.20.3 - Contiguous parcel merger provisions. ARTICLE 2 - EXCLUSIONS SECTION 66499.21 - Superior courts may exclude subdivided property and alter or vacate recorded maps. SECTION 66499.22 - Petition requirements (two-thirds of total area). SECTION 66499.23 - New map requirements. SECTION 66499.24 - Notice publication requirements (five weeks). SECTION 66499.25 - Courts may exclude property with satisfactory evidence. SECTION 66499.26 - Hearing requirements for material objections. SECTION 66499.27 - Exclusions cannot affect public streets or highways. SECTION 66499.28 - Court decrees must be recorded. SECTION 66499.29 - New map filing requirements. -------------------------------------------------------------------------------- CHAPTER 7 - ENFORCEMENT (SECTIONS 66499.30-66499.38) SECTION 66499.30 - PROHIBITION: "No person shall sell, lease, or finance any parcel...until the final map thereof in full compliance with this division...has been filed for record." SECTION 66499.31 - PENALTIES: Violators face criminal liability: "Each violation...shall be punishable by imprisonment...not exceeding one year or in the state prison, by a fine not exceeding ten thousand dollars ($10,000), or by both." SECTION 66499.32-66499.36 - Remedies including voiding deeds within one year, civil damages claims, injunctive relief, and certificate of compliance procedures. SECTION 66499.37-66499.38 - JUDICIAL REVIEW: Actions challenging subdivision decisions must commence within 90 days or be barred permanently. ================================================================================