Santa Ana Municipal Code § 34-157 Existing monuments

The final map shall be in strict conformance to all the requirements of this article and in substantial compliance with the approved tentative map of the subdivision.

(Code 1952, § 9360; Ord. No. NS-36, § 2, 5-3-54)

The final map shall be clearly and legibly drawn in black waterproof India ink upon good tracing cloth, but affidavits, certificates and acknowledgments may be legibly stamped or printed upon the map with opaque ink. Signatures shall be in opaque black ink. The size of each sheet of said map shall be eighteen by twenty-six inches (18″ × 26″). A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch (1″). The scale of the map shall be large enough, (not smaller than one inch (1″) equals one hundred feet (100′) ), to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets and the relation of each adjoining sheet shall be clearly shown. The map shall be so made and shall be in such condition when filed, that good, legible prints and negatives can be made therefrom.

(Code 1952, § 9361; Ord. No. NS-36, § 2, 5-3-54)

If more than three (3) sheets are used, an index showing the entire subdivision of lots numbered consecutively shall be included.

(Code 1952, § 9361.1; Ord. No. NS-36, § 2, 5-3-54)

The title of each such final map shall consist of a name or a tract number as secured from the county surveyor, conspicuously placed at the top of the sheet, followed by the words "consisting of _____ sheets" (showing the number thereof), followed by the words "in the City of Santa Ana" or "partly in the City of Santa Ana and partly in unincorporated territory" or "partly in the City of Santa Ana and partly in the City of _______" (naming the city) as the case may be.

(Code 1952, § 9362; Ord. No. NS-36, § 2, 5-3-54)

Below the title shall appear a subtitle consisting of a description of all the property being subdivided, by reference to such maps of the property shown thereon as shall have been previously recorded or filed in the county recorder's office or shall have been previously filed with the county clerk pursuant to a final judgment in any action in partition, or shall have been previously filed in the office of the county recorder under authority of section 11655 of the Business and Professions Code, or by reference to the plat of any United States survey. Each reference in such description, to any tract or subdivision, shall be spelled out and worded identically with the original record thereof and must show a complete reference to the book and page of records of said county. The description shall also include reference to any vacated area with the number of the ordinance of vacation thereof.

(Code 1952, § 9362.1; Ord. No. NS-36, § 2, 5-3-54)

A map filed for the purpose of showing as acreage land previously subdivided into parcels or lots or blocks, shall be conspicuously so designated under the title by the words "reversion to acreage of _______" (inserting a legal description as required in section 34-149).

(Code 1952, § 9362.2; Ord. No. NS-36, § 2, 5-3-54)

The boundary of the subdivision shall be indicated by a border of Prussian blue water color or blue India ink approximately one-eighth (⅛) of an inch wide applied on the reverse side of the tracing and outside such boundary line. Such water color shall be of such density as to be transferred to a white print of said map and not obliterate any line, figure or other data appearing thereon. All lines shown on the map which do not constitute a part of the subdivision itself, shall be clearly distinguishable from those lines which are a part of the subdivision, and any area enclosed by such lines shall be labeled, "not a part of this subdivision." City boundaries which cross or adjoin the subdivision shall be clearly designated and located in relation to adjacent lot or block lines.

(Code 1952, § 9362.3; Ord. No. NS-36, § 2, 5-3-54)

Upon such title sheet, below the subtitle, the name of the surveyor, together with the date of the survey and the scale of the map, shall be set forth. There shall also be shown on the map proper the basis of bearings, making reference to some recorded subdivision map, county surveyor's map or other record acceptable to said county surveyor, or to a solar or polaris observation, said basis of bearings not to be in close proximity to the north arrow. Every sheet of the map proper shall bear the title (but not subtitle), scale, north arrow, sheet number and the number of each adjoining sheet in its proper location.

(Code 1952, § 9362.4; Ord. No. NS-36, § 2, 5-3-54)

The following certificates and acknowledgments must appear on the title sheet of a final map:

(1) Owner's certificate and acknowledgment and offer of dedication, if any;

(2) Certification of approval by the city engineer and acceptance of offer of dedication;

(3) Certificate of engineer with his registered and engineer's number or of surveyor with his licensed land surveyor's number.

(Code 1952, § 9362.5; Ord. No. NS-36, § 2, 5-3-54; Ord. No. NS-2482, § 20, 12-3-01)

Forms for certificates required by the Subdivision Map Act and this chapter may be secured from the county surveyor and the city engineer.

(Code 1952, § 9362.6; Ord. No. NS-36, § 2, 5-3-54)

Said title sheet mentioned in section 34-153 shall also contain such other affidavits, certificates, acknowledgments, endorsements, and notarial seals as are required by law and by this article.

(Code 1952, § 9362.7; Ord. No. NS-36, § 2, 5-3-54)

Whenever the city engineer or county surveyor has established the center line of a street, alley or easement, that data shall be considered in making the surveys and preparing the final map, and all monuments found shall be indicated and proper references made to field books and maps of public record relating thereto.

(Code 1952, § 9363; Ord. No. NS-36, § 2, 5-3-54)

Said final map shall show fully and clearly what stakes, monuments or other evidence to determine the boundaries of the subdivision were found on the ground; and each adjacent corner of each adjoining subdivision or portion thereof, by lot and block numbers, tract name and place of record, or by section, township and range, or other proper designation, shall be shown and identified on the map.

(Code 1952, § 9364; Ord. No. NS-36, § 2, 5-3-54)

In making the survey for the subdivision, the surveyor shall set the new monuments required herein; and he shall show on the map, the location, size and depth of all new monuments placed, and if any points were reset by ties, that fact shall be stated. Requirements for monuments are as follows:

(1) Permanent iron pipe monuments of a type approved by the city engineer shall be set at each boundary corner of the subdivision, at the beginning and end of property line curves, at all block corners and at any other points as may be required by the city engineer.

(2) After all street improvements have been completed, the center lines of all shall be accurately reestablished according to the bearings and distances shown on the plans.

The intersections of all street center lines shall be marked with a P. K. nail. P. K. nails shall also mark the beginning and end of all curves. Where the point of intersection of the semitangents to a curve falls in pavement, this point also shall be marked with a P. K. nail. Should the P. I. fall on sidewalk or curb, the point shall be marked with a cross chiselled in the concrete. Should the P. I. face on natural ground in an available spot, it shall be marked by an iron pipe with the engineer's registration tab attached. The top of the pipe shall be one foot (1) below the surface of the ground.

Should any center line point herein required to be marked, fall upon a manhole or other surface obstruction, four (4) straddle points shall be set, using P. K. nails, twenty-four inches (24) each direction from the true point, so that lines drawn across two (2) opposite points will be at approximately right angles to each other.

(3) Any monument or bench mark, as required by this chapter, that is disturbed or destroyed before acceptance of all improvements shall be replaced by the subdivider.

(4) Monuments and bench marks shall be set before submission of the final map for the city engineer's approval unless exception is recommended by the city engineer.

(Code 1952, § 9365; Ord. No. NS-36, § 2, 5-3-54; Ord. No. NS-2482, § 21, 12-3-01)

The final map shall show all survey and mathematical information and data necessary to locate all monuments and to locate and retrace any and all interior and exterior boundary lines appearing thereon, including bearings and distances of straight lines, and radii and arc lengths for all curves, and such information as may be necessary to determine the location of the centers of curves. The final map shall particularly define, delineate and designate, all lots; all streets, alleys, easements or other parcels offered for dedication for any purpose and any private streets with all dimensions, boundaries and courses clearly shown and defined in every case. Parcels offered for dedication other than for streets or easements shall be designated by number. All streets shall be designated by name, and private streets shall have inserted within the limits thereof, the words "not a public street." Sufficient linear, angular and curve data shall be shown to determine readily the bearing and length of the boundary lines of the subdivision, and of the boundary lines of every block, lot and parcel which is a part thereof. All lots and, wherever practicable, blocks in their entirety shall be shown on one sheet. Arc lengths, radii, and total delta or radial bearings of each curve shall be shown. Where lot corners are rounded at street intersections, the tangents shall be shown. Dimensions shall be shown in feet and decimals of a foot.

(Code 1952, § 9366; Ord. No. NS-36, § 2, 5-3-54)

Dimensions of lots shall be the net dimensions. No ditto marks shall be used. Lots containing one acre or more shall show net acreage to nearest hundredth ( 1/100 ).

(Code 1952, § 9366.1; Ord. No. NS-36, § 2, 5-3-54)

The final map shall show the center line data; width and side lines of the lots which are cut by an easement shall be so shown as to indicate clearly the actual lengths of the lot lines. The width of the easements and the lengths and the bearings of the lines thereof and sufficient ties to locate the casement definitely with respect to the subdivision shall be shown. The easement shall be clearly labeled and identified and if already of record proper reference to the records given. If the easement is not definitely located of record, a statement as to the easement shall appear on the title sheet. Utility easements shall not be dedicated to the city.

(Code 1952, § 9366.2; Ord. No. NS-36, § 2, 5-3-54)

The final map shall show the line of high water in case the subdivision is adjacent to a natural stream, channel or any body of water and shall also show all areas, if any, subject to periodic inundation by water.

(Code 1952, § 9366.3; Ord. No. NS-36, § 2, 5-3-54)

A complete traverse, showing closure errors, if any, on the boundaries of the tract and all blocks and lots therein, shall be submitted to the city engineer. Remington-Rand machine traverse or equivalent is recommended. Such traverse shall close within a limit of error of one foot (1′) in ten thousand feet (10,000′).

(Code 1952, § 9367; Ord. No. NS-36, § 2, 5-3-54)

The lots shall be numbered consecutively, commencing with the numeral "1", with no omissions or duplications; provided, that where the subdivision is a continuation of or an addition to an existing subdivision, the lot numbers may commence with the number immediately following the last or highest number of such existing subdivision.

(Code 1952, § 9368; Ord. No. NS-36, § 2, 5-3-54)

(1) Private streets will be allowed in new developments where their use is logically consistent with a desire for neighborhood identification and control of access, and where special overall design concepts may be involved. The use of private streets will be subject to review and approval by the planning commission and the city council.

(2) Private streets shall be identified as "private vehicle access ways" rather than bear a street connotation and should be known as "commons."

(3) Private streets will be permitted only where a satisfactory means of providing for their maintenance and operation is demonstrated.

(4) The homeowners' association shall be required to contract with the city whereby the city can maintain the access way, and collect the cost thereof in the event the association does not maintain them adequately.

(5) The homeowners' association constitution, by-laws or covenants-conditions-restrictions shall include acknowledgment of the ownership and maintenance responsibility of these private facilities.

(6) The use of private streets as a device for permitting inadequate design will not be allowed.

(7) The entire width of the access way should be dedicated to the city as a public utilities easement.

(8) The use of private streets is limited to cul-de-sacs and to minor local streets not carrying through traffic. Curvilinear or loop street configurations are encouraged.

(9) The design of all private streets shall be in accordance with city standards and shall be reviewed by and subject to the approval of the city engineer and the construction shall be inspected by the public works department, with a standard inspection fee to be paid.

(10) The following design standards shall be used.

(a) General.

(1) Where streets other than minor local streets (alley or driveway type) are proposed to be private, the design shall conform in all respects to the requirements established for public streets, except as may be otherwise permitted under number two below.

(2) Where special circumstances exist, deviations from the standards will be subject to approval by the city engineer individual review.

(3) Streets shall be designed to provide for adequate lane delineation, street sweeping and drainage control. Normally a standard crown section with concrete curb and gutter on both sides will be required; however, other means of providing similar functional characteristics may be considered.

(4) Depressed approaches shall be used at all driveways where streets have curb and gutter.

(5) Concrete sidewalks shall be provided reasonably adjacent to the roadway unless other means of accommodating pedestrian traffic are provided in the development.

(6) Lighting adequate for pedestrian and vehicle safety and sufficient to minimize police problems shall be provided. The level of illumination for pedestrian and vehicular safety shall be as approved by the public works department. All lighting power costs shall be borne by the homeowners' association.

(7) All area and street lighting shall have underground service.

(8) Adequate provision for public and private utilities shall be made in accordance with current approved standard plan for private streets. A separate document dedicating exclusive public utility easements to the city shall be provided when required, in order to eliminate any conflict of rights between city utilities and other public utilities.

(9) Where it is proposed to reduce street widths by the elimination of curbside parking, equivalent parking shall be provided by other means, subject to approval by the city.

(10) Provision shall be made for trash pick-up vehicles and emergency vehicle access as required by the department of public works.

(11) Signs, subject to the approval of the city, shall be provided and maintained at all entrances to private streets clearly designating the private status of such streets and the street names.

(b) Minimum widths.

(1) With parking on both sides: Thirty-six (36) feet curb to curb.

(2) With parking on one side only: Thirty-two (32) feet curb to curb.

(3) Without parking: Twenty-eight (28) feet curb to curb.

(c) Grades.

(1) Desirable maximum: Six (6) percent.

(2) Maximum: Six (6) percent for special circumstances with approval by the public works department.

(3) Minimum: Two-tenths (0.2) percent.

(4) Provide vertical curves for grade breaks over one (1) percent.

(d) Alignment.

(1) Streets shall normally intersect at right angles and shall have at least twenty (20) feet of tangent adjacent to intersections. The tangent length shall be increased where short radius curves are used near the intersections.

(2) Culs-de-sac shall not ordinarily exceed five hundred (500) feet in length. Curb radius at the turnaround shall be at least forty (40) feet.

(3) Center line radius shall be one hundred and fifty (150) feet minimum. Where right angles bends are used in the street pattern in lieu of the minimum radii required above, widening sufficient to accommodate truck turning movements shall be provided by use of knuckles or other appropriate means.

(4) Curb return radius shall be twenty-five (25) feet minimum.

(5) No more than one turn shall be utilized in dead-ended access ways.

(e) Structural section.

(1) The minimum structural section shall ordinarily be six (6) of asphalt concrete over ninety five (95) percent compacted subgrade. The section shall be required by accepted standards of engineering design in accordance with the results of soil tests on the native subgrade material.

(11) The city will assume no responsibility for enforcement of traffic control unless specifically requested and approved by resolution of the city council.

(12) The policies and standards are to be reviewed and revised as needed based on continuing experience with the use of private streets.

(13) Private streets shall be monumented by a registered land surveyor or civil engineer in the same manner as would be required for the development of a public street.

(14) Street names for private streets shall be submitted for approval by the planning commission in order to prevent duplication of any existing street names.

(15) The design of all private streets shall be in accordance with the City standard and shall be reviewed and approved by the city engineer. The construction shall be inspected by the Public Works Agency and all standard inspection fees shall be paid by the subdivider.

(Ord. No. NS-1113, § 1, 4-3-72; Ord. No. NS-2482, § 22, 12-3-01)

Amendment note—Ord. No. NS-1113, § 1, amended this Code by adding § 34-165.