Santa Ana Municipal Code Art. V Tentative Map

Footnotes:

--- (3) ---

Editor's note— Ord. No. NS-1073 adopted March 15, 1971 amended Ch. 34 of this Code by repealing Art. V, §§ 34-119—34-144, derived from Code 1952, §§ 9350—9357 and Ord. No. NS-36, § 2, adopted May 3, 1954, and enacting in lieu thereof a new Art. V, §§ 34-119—34-144, as herein set out pertaining to the same subject matter.

A tentative map is required for every subdivision for which a parcel map, parcel map waiver, or final map is required. The subdivider shall file with the planning director white copies of the tentative map, which copies shall be accompanied by an owner's statement and accompanying data as required and made in accordance with the provisions of this article. The time of filing of a tentative map shall be construed to be the time at which the same, together with required data, is received by the planning director. The planning director 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:

(1) The city engineer;

(2) Each governmental agency entitled to review the tentative map pursuant to Chapter 3, Article 3 of the Subdivision Map Act;

(3) Any city officer, governmental agency, or public utility company which the planning director determines may provide information or recommendations helpful in review of the map.

One copy of the accompanying data, if any, shall be forwarded to the city engineer.

(Ord. No. NS-1073, § 1, 3-15-71; Ord. No. NS-1390, § 7, 11-21-77)

The subdivider shall cause the tentative map of land proposed to be subdivided to be prepared by a registered civil engineer or a licensed land surveyor and such tentative map shall be in full compliance with this article and the Subdivision Map Act, except that a tentative map for a subdivision for which a parcel map or parcel map waiver is required need not comply with sections 34-121 and 34-122, provided, however, such a tentative map shall show the location and dimensions of the proposed lots, and the planning director may require the subdivider to furnish any of the additional information or data described in section 34-122 whenever he shall determine that such information or data is necessary to insure the safe and reasonable development of the neighborhood in conformance with the intent of this chapter.

(Ord. No. NS-1073, § 1, 3-15-71; Ord. No. NS-1390, § 8, 11-21-77)

The tentative map shall be clearly and legibly drawn. The minimum dimensions of the map shall be eighteen inches (18″) by twenty-six inches (26″). The scale of the map shall be large enough to show clearly all details thereof, and in no instance shall it be smaller than one inch (1″) equals one hundred feet (100′).

(Ord. No. NS-1073, § 1, 3-15-71)

The tentative map shall contain the following information:

(1) The tract name;

(2) The tract number as secured from the county surveyor;

(3) Sufficient description to define the location and boundaries of the proposed subdivision;

(4) The name and address of record owners;

(5) The name and address of the subdivider;

(6) The name, business address and registered engineer's number or licensed land surveyor's number of the person preparing the map;

(7) The approximate acreage of the subdivision;

(8) The locations, names and existing widths of adjacent streets, alleys and ways and their approximate grades;

(9) The locations, names and widths of all existing or proposed streets, alleys and ways in the subdivision and their approximate grades;

(10) The center lines of existing streets whenever such have been officially designated by the city engineer or county officials;

(11) The approximate widths and locations of all existing or proposed easements for drainage, sewage and public utilities;

(12) Approximate radius of each curve;

(13) Approximate lot layout and approximate dimensions of each lot;

(14) The size of the smallest lot in the tract;

(15) Approximate dimensions of reservations;

(16) Location of required or proposed setback lines;

(17) The location, width and directional flow of all watercourses and the approximate boundaries of areas subject to inundation or storm water overflow;

(18) Plan and easements for drainage and for handling storm water;

(19) Existing use or uses of the property and, to scale, the outline of any existing structures and their locations in relation to proposed street and lot lines.

(20) Statement of the present use zone and the proposed use or uses of the property;

(21) Location of the nearest source of water supply from the city's water distribution system;

(22) Provision for sewerage and the location of the nearest usable city sewer main;

(23) Lands and parks to be dedicated for public use, if any;

(24) Contours at five foot (5′) intervals if slope greater than ten (10) perent;

(25) Contours at two foot (2′) intervals if slope less than ten (10) percent;

(26) Statement of the improvements and public utilities proposed to be made or installed; plus tabulation showing the total lineal feet and sizes of sewer main; number of sewer laterals; lineal feet and sizes of water mains; number of water services; lineal feet of curb and gutter; lineal feet of sidewalk, exclusive of landings; number of curb returns; and square feet of pavement;

(27) Approximate location of all trees standing within the boundaries of proposed public rights-of-way or easements;

(28) Tract numbers of adjoining subdivisions;

(29) Existing use of property immediately surrounding the subdivision;

(30) In a subdivision which may reasonably be expected to be resubdivided in whole or in part at some future time, there shall be shown in dotted lines on tentative map, a plan of future street extensions with special consideration given to drainage;

(31) Type and locations of street lights to be installed;

(32) Date, north arrow and scale.

(Ord. No. NS-1073, § 1, 3-15-71)

Such of the information required in section 34-122 as may not practicably be shown on the map shall be contained in owner's written statement accompanying the same.

(Ord. No. NS-1073, § 1, 3-15-71)

When the area to be subdivided is not shown on one sheet of the required size, the planning director may require the submission of a map showing the entire area and indicating street and lot lines only.

(Ord. No. NS-1073, § 1, 3-15-71)

The planning director shall advise with the subdivider and supply whatever information is available which can be of assistance in the development of an efficient and beneficial residential, commercial or industrial area.

(Ord. No. NS-1073, § 1, 3-15-71)

(a) Upon receipt of a copy of any tentative parcel map application and after Development Project Plan approval, as required pursuant to Division 3 of Article V of Chapter 41 of this Code, and in accordance with the time period mandated by the State Subdivision Map Act, as amended from time to time, each city officer or department to which such copy shall have been transmitted shall file with the Zoning Administrator its approval or disapproval of such tentative parcel map or a report showing what changes are necessary or desirable to make such tentative parcel map conform to the requirements of this Chapter coming within the jurisdiction of such officer or department. Failure to file the report shall indicate approval of the map by such officer or department.

(b) At a duly noticed public hearing, the Zoning Administrator shall review the recommendations of said departments and officers and, if satisfied that the design of the subdivision conforms to the requirements of this chapter, shall approve the map within the time period mandated by the State Subdivision Map Act, as amended from time to time, unless such time is extended by agreement with the subdivider. If the Zoning Administrator finds that the map does not conform, or if substantive objections or recommendations for changes have been made in the reports from city officers or departments, the Zoning Administrator shall disapprove or conditionally approve the map. The Zoning Administrator shall thereupon notify the subdivider of his or her decision in writing.

(c) If no appeal to the Planning Commission is filed by the subdivider or any interested party as provided for in Section 34-129, the Zoning Administrator's decision shall be final.

(Ord. No. NS-2482, § 11, 12-3-01; Ord. No. NS-2982, § 5, 1-21-20)

Editor's note— Ord. No. NS-2482, § 11, adopted December 3, 2001, amended § 34-126 in its entirety to read as herein set out. Formerly, § 34-126 pertained to consideration of tentative map and derived from Ord. No. NS-1073, § 1, adopted March 15, 1971.

(a) Upon receipt of a copy of any tentative map application and after Development Project Plan approval, as required pursuant to Division 3 of Article V of Chapter 41 of this Code, and in accordance with the time period mandated by the State Subdivision Map Act, as amended from time to time, except a tentative parcel map, each city officer or department to which such copy shall have been transmitted shall file with the Planning Commission his or its approval or disapproval of such tentative map or a report showing what changes are necessary or desirable to make such tentative map conform to the requirements of this Chapter coming within the jurisdiction of such officer or department. Failure to file the report shall indicate approval of the map by such officer or department.

(b) At a duly noticed public hearing, the Planning Commission shall review the recommendations of said departments and officers and, if satisfied that the design of the subdivision conforms to the requirements of this chapter, shall approve the map within the time period mandated by the State Subdivision Map Act, unless such time is extended by agreement with the subdivider. If the Planning Commission finds that the map does not conform, or if substantive objections or recommendations for changes have been made in the reports from city officers or departments, the Planning Commission shall disapprove or conditionally approve the map. The Planning Commission shall thereupon notify the subdivider of its decision in writing.

(c) If no appeal to the City Council is filed by the subdivider or any interested party as provided in Section 34-132, the Planning Commission's decision shall be final.

(Ord. No. NS-2482, § 12, 12-3-01; Ord. No. NS-2982, § 6, 1-21-20)

Editor's note— Ord. No. NS-2482, § 12, adopted December 3, 2001, amended § 34-127 in its entirety to read as herein set out. Formerly, § 34-127 pertained to action on map by planning director and derived from Ord. No. NS-1073, § 1, adopted March 15, 1971.

Editor's note— Ord. No. NS-2482, § 13, adopted December 3, 2001, repealed § 34-128, which pertained to transmittal to city council and derived from Ord. No. NS-1073, § 1, adopted March 15, 1971.

If a subdivider is dissatisfied with the decision made by the zoning administrator under this article, he may, within ten (10) days after such notification, file a written notice of appeal to be heard by the planning commission of the city. Such written notice of appeal shall contain a specific statement of the point or points of disagreement between the subdivider and the zoning administrator and shall set out specifically the points of approval or removal of conditions established by the zoning administrator, desired by the subdivider, and the reasons and justifications therefor. Such written request for hearing must contain a statement by the subdivider of willingness to extend the time of approval of the map for a period of an additional thirty (30) days.

(Ord. No. NS-1073, § 1, 3-15-71; Ord. No. NS-2482, § 14, 12-3-01)

Such appeal from the zoning administrator as provided in section 34-129 shall be placed on the agenda of the planning commission for its next regular meeting, at which time the planning commission shall declare that a public hearing on the matter will be held at its next subsequent regularly scheduled meeting. The intervening time may be used by the planning commission for further investigation of the matters in question.

(Ord. No. 1073, § 1, 3-15-71; Ord. No. NS-2482, § 15, 12-3-01)

(a) At the regularly scheduled planning commission meeting set for hearing of the appeal as provided in section 34-129, the commission shall consider the request for reconsideration made by the subdivider and shall seek such additional testimony or advice as they may feel desirable to assist in reaching a decision. The planning commission shall approve, modify or disapprove of the decisions rendered by the zoning administrator.

(b) Immediately following the rendering of a decision by the planning commission on the hearing of appeal from the decision of the zoning administrator, a copy of the map, accompanying data, reports and recommendations made by city officials and a copy of the decisions made by the zoning administrator and planning commission shall be transmitted to the city council.

(Ord. No. NS-1073, § 1, 3-15-71; Ord. No. NS-2482, § 16, 12-3-01)

(a) The subdivider may appeal the decision of the planning commission made pursuant to section 34-127 or 34-131 to the City Council within ten (10) days after receiving notification of such decision by filing a written notice of appeal to the city clerk. Such written notice of appeal shall contain a specific statement of the point or points of disagreement between the subdivider and planning commission and shall set out specifically the points of disagreement or removal of conditions established by the planning commission, and the reasons and justifications therefor. Such written request for hearing must contain a statement by the subdivider of willingness to extend the time of approval of the map for a period of an additional thirty (30) days.

(b) Such appeal shall be placed on the agenda of the city council for its next regular meeting, at which time the city council shall declare that a public hearing on the matter will be held at its next subsequent regularly scheduled meeting. The intervening time may be used by the city council for further investigation of the matters in question.

(c) At the regularly scheduled city council meeting set for public hearing of the appeal, the city council shall consider the appeal made by the subdivider de novo and shall seek such additional testimony or advice as they may feel desirable to assist in reaching a decision. The city council shall approve, conditionally approve, or disapprove the tentative map within ten (10) days following the conclusion of the public hearing, and make written findings supporting its decision as may required by the Subdivision Map Act.

(Ord. No. NS-2482, § 17, 12-3-01)

Editor's note— Ord. No. NS-2482, § 17, adopted December 3, 2001, amended § 34-132 in its entirety to read as herein set out. Formerly, § 34-132 pertained to record of decision to city council and derived from Ord. No. NS-1073, § 1, March 15, 1971.

Editor's note— Ord. No. NS-2482, § 18, adopted December 3, 2001, repealed § 34-133 in its entirety, which pertained to action by city council and derived from Ord. No. NS-1073, § 1, adopted March 15, 1971.

Any application for an extension of the expiration date of a tentative map shall be filed with the director of planning and development services on such forms as may be provided by him for such purposes. The director may grant or deny such extension, the director may require compliance with additional conditions or requirements to the same extent as if a new tentative map had been filed, provided, however, in such event the extension shall be submitted to the city council and the additional conditions or requirements shall be subject to appeal by the subdivider in the same manner as a tentative map under sections 34-128 through 34-132 of this chapter.

(Ord. No. NS-1698, § 2, 10-10-83; Ord. No. NS-2482, § 19, 12-3-01)