Question whether to show natural drainage courses on a PM or not...

[liftmys10]

I know we need to show Flood Hazard zones, but how about a fairly large "natural drainage course" on a Parcel map i am creating? Would it be to the best interest of my client to show it? I found a previous Tract Map that shows the natural drainage course which we have also identified by field topo, so i'm curious if i should show it on my Parcel Map and make a note that says "Portions of lots 1 adjacent to natural drainage courses are subject to flood hazard"

EDIT The tentative map shows contours and the flowline.

thanks,

[RasterMaster]

I would not unless there is an ordinance making me do so. If Fish and Game caught wind of that they will make your client go through he*#! Big bucks to mitigate those people.

I had a project like this and I did not show a natural drainage course. Fish and Game came to our office, with there guns, and demanded my files. I told them to pound salt. They where in total intimidation mode. After they accepted the fact that I would not disclose any information they then said, "Well then Mr. RasterMaster, we can get the info one of three ways;

1. Just hand over the files!
2. We can sequester your files
3. Some other legal term to intimidate me that I don’t remember.

I said no, go through the courts. They left very upset and never came back. Client got his lots and all is well.

The bottom line is there was no legal cause for them to demand the files or for them to force us to show the feature.

[PLS7393]

The only reason to show it on a parcel map would be, if it is a new easement being created on the parcel map, due to a condition of approval, or it already is an easement as shown in the preliminart title report.

The tentative map should of showed the contours defining the drainage.

[liftmys10]

Thanks all. I asked the same question on the POB forum and got a different path. The majority said to show it. I am going to bring up both sides point of view to my boss and have him decide.

[PLS7393]

I'd be careful to not open up a can of worms.

If the city has approved a tentative map on the area, when contours have been shown, they've seen it and not worried about the situation.

[RasterMaster]

I am with KN here. If it is not required then why show it? Seems to me that it may encumber the client.

[steffan]

Consider Section 66445(g) of the SMA which states:

"On and after January 1, 1987, no additional survey and map
requirements shall be included on a parcel map that do not affect
record title interests. However, the map shall contain a notation of
reference to survey and map information required by a local
ordinance adopted pursuant to Section 66434.2."

Note also, the SMA includes provisions for final maps (not PMs) which provide for showing flood areas on informational sheets not affecting title interests.

[Ben Lund]

I also agree to NOT show the line.

"Portions of lots 1 adjacent to natural drainage courses are subject to flood hazard" sounds like engineering and does not belong on the PM. As for showing flood areas, I'm not familiar with the mandate but I'm guessing these are FEMA flood areas.

[subman]

The applicable local ordinance for my County is listed below with respect to requiring the mapping of flood hazard areas and watercourses on parcel maps. For larger lot parcel maps we don't require an engineering study to define the flood hazard area. We allow the engineer/surveyor preparing the map to show the flow line of the watercourse instead. A parcel map example is attached.

21.44.320 Land subject to flood hazard, inundation, or geological hazard.
A. If any portion of the land within the boundaries shown on a tentative map of a division of land is subject to flood hazard, inundation or geological hazard, and the probable use of the property will require structures thereon, the advisory agency may disapprove the map or that portion of the map so affected and require protective improvements to be constructed as a condition precedent to approval of the map.
B. Approvals of land subject to flood hazard shall comply with the current federal floodplain management regulations.
C. If any portion of a lot or parcel of a division of land is subject to flood hazard, inundation or geological hazard, such fact and portion shall be clearly shown on the final map or parcel map by a prominent note on each sheet of such map whereon any such portion is shown. A dedication of building restriction rights over the flood hazard, inundation or geological hazard area may be required.
D. The provisions of this section shall not apply to divisions of land in which each resultant parcel has a gross area of 40 acres or more or is a quarter-quarter section of a government plat or larger. (Ord. 11665 § 38, 1978: Ord. 10965 § 14, 1974: Ord. 9071 § 15 (part), 1966: Ord. 7634 § 7 (part), 1959: Ord. 4478 Art. 8 § 158, 1945.)

21.44.330 Flood-hazard area, floodway or natural watercourse designation.
In the event that a dedication of right-of-way for storm drainage purposes is not required, the location of any watercourse, channel, stream or creek, flood-hazard area or floodway shall be shown on the final map or parcel map to the satisfaction of the advisory agency. (Ord. 11665 § 39, 1978: Ord. 9071 § 15 (part), 1966: Ord. 4478 Art. 8 § 160, 1945.)

[subman]

Section 66434.2(b) of the SMA allows a local agency to ask for the flood hazard area or a watercourse to be shown on the parcel map. If the local agency you are working in does not have an ordinance that requires this additional information, then I don't think you have any obligation to show it on your parcel map.


66434.2. Additional Information shall be Filed or Recorded Simultaneously with a Final or Parcel
Map if Required by Local Ordinance
(a) On or after January 1, 1987, a city or county may, by ordinance, require additional information to be filed or recorded
simultaneously with a final or parcel map. The additional information shall be in the form of a separate document or an
additional map sheet which shall indicate its relationship to the final or parcel map, and shall contain a statement that the
additional information is for informational purposes, describing conditions as of the date of filing, and is not intended to
affect record title interest. The document or additional map sheet may also contain a notation that the additional information
is derived from public records or reports, and does not imply the correctness or sufficiency of those records or reports by the
preparer of the document or additional map sheet.
(b) Additional survey and map information may include, but need not be limited to: building setback lines, flood hazard
zones, seismic lines and setbacks, geologic mapping, and archaeological sites.

[Gary O]

Wow, I had no idea this was such a touchy subject.

We don't require the actual course to be shown but the building setback lines are shown on the supplemental page.

It makes sense to me to show those lines since they could render a parcel unbuildable.