A. 
Required Improvements. Subdividers shall provide all improvements required by this chapter and any additional improvements required by conditions of approval.
B. 
Applicable Design Standards, Timing of Installation. Subdividers shall construct all improvements according to standards approved by the city engineer. No final or parcel map shall be presented to the city for approval until the subdivider either completes the required improvements, or enters into an agreement with the city for the work.
C. 
Subdivision Improvement Standards: Conditions of Tentative Map Approval. The city shall list all improvement and dedication requirements as conditions of approval for each approved tentative map. The design, construction or installation of all subdivision improvements shall comply with the requirements of the city engineer.
D. 
Extent of Improvements Required, 4 or Fewer Parcels. Improvements required for subdivisions of 4 or fewer parcels shall be limited to the dedication of rights-of-way, easements, and the construction of reasonable offsite and onsite improvements for the parcels being created.
E. 
Oversizing of Improvements. At the discretion of the city, improvements required to be installed by the subdivider for the benefit of the subdivision may also be required to provide supplemental size, capacity, number, or length for the benefit of property not within the subdivision, and may be required to be dedicated to the city, in compliance with Map Act Sections 66485 et seq.
F. 
Exceptions.
1. 
Processing of Application. A subdivider may seek an exception by submitting an application and filing fee established by resolution. The application shall include a description of each standard for which an exception is requested and the basis for the request. A request may be filed concurrently with the tentative map application, or after the tentative map has been approved. The approval of an exception shall not constitute approval of the tentative map and shall not extend any time limits for the expiration of the map.
2. 
Council Action and Findings. The council may approve, conditionally approve or deny a request for an exception, provided it makes all of the following findings:
a. 
The exception is not used to waive or modify any Map Act requirements;
b. 
There are exceptional or extraordinary circumstances or conditions, including size, shape, topography, location, or surroundings, that warrant the exception;
c. 
The exceptional or extraordinary circumstances or conditions are not due to any action of the subdivider;
d. 
The exception is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the vicinity and zoning district and denied to the proposed subdivision;
e. 
The exception will not be materially detrimental to the public welfare nor injurious to surrounding property or improvements; and
f. 
The exception will not render the subdivision inconsistent with the general plan or any applicable specific plan.
3. 
In granting an exception, the council shall secure substantially the same objectives of the regulations for which the exception is requested and shall impose whatever conditions it deems necessary to protect the public health, safety, general welfare and convenience, and to mitigate any environmental impacts in compliance with CEQA.
(Ord. 1567)
A. 
General Access and Circulation Requirements. Subdividers shall provide a comprehensive street system, designed and constructed to provide adequate access from each new parcel to a City street in compliance with the city's improvement standards, the zoning ordinance and the circulation element of the general plan.
1. 
Streets shall be designed for safe vehicular operation at a specified design speed.
2. 
Public streets shall be required if:
a. 
The proposed street is shown as an arterial or collector street in the circulation element of the general plan or any specific or precise plan.
b. 
The proposed street will be used by the general public as a through access route.
c. 
Necessary for special needs including bus routes, public service access, bicycle routes and pedestrian access.
d. 
Necessary to assure fire safety.
3. 
Private streets may be allowed pursuant to subsection F of this section.
B. 
Alternative Standards. The city may consider and approve proposed access and street design solutions that differ from the provisions of this section and the city's improvement standards where deemed necessary to properly address the characteristics of adjacent land uses and/or anticipated traffic volumes, or to maintain neighborhood character. The use of alternative standards may be authorized through the exception procedure in Section 10.15.005.F: Exceptions.
C. 
Access to Subdivision. The subdivider shall provide access to a city street in:
1. 
The area of the subdivision abutting a city street, where the length of the subdivision along the street, the street right-of-way, and the width of the right-of-way will accommodate the construction of all required road improvements; or
2. 
The area of the subdivision being connected to a city street by a nonexclusive right-of-way easement for street, utility, and appurtenant drainage facilities purposes, where the easement is:
a. 
Offered for dedication;
b. 
Unencumbered by any senior rights that might serve to restrict its proposed use; and
c. 
Of a width and location to accommodate the construction of all improvements required by this section, the city's improvement standards and conditions of approval.
D. 
Access to New Parcels. Subdividers shall design a proposed subdivision as follows:
1. 
City Street Access. Each lot shall be located on an existing city street or a new city street designed and improved in compliance with subsection C of this section, or to a private street if allowed by subsection F.
2. 
No Direct Access to State Highway or Major Arterial. There shall be no direct access to a state highway or a major arterial. The subdivider shall dedicate reservation strips to the state or city, as appropriate, where required to control access over certain lot lines over the ends of street stubs.
3. 
Frontage Roads. The city may require the subdivider to dedicate and improve a service or frontage road separate from the arterial or highway for lots proposed to front on a major arterial or state highway.
4. 
Alleys. Proposed alleys shall be subject to the review and approval of the planning commission.
E. 
Design and Improvement of Proposed Streets. Proposed streets shall comply with the city's improvement standards and be located and designed as follows:
1. 
Alignment, Intersections, Curves. Streets shall be:
a. 
Consistent with the circulation element of the general plan and the zoning code;
b. 
Aligned with existing adjacent streets by continuation of their centerlines, or by adjustments by curves; and
c. 
Located so that all streets intersect at an angle as near to 90 degrees as feasible. The centerline curve radii of all proposed streets shall be subject to approval by the city engineer.
2. 
Right-of-Way and Surfaced Width. The width of the right-of-way and improved surface of streets shall be as provided by Chapter 10.40: Streetscape, except where other standards are approved by the council.
3. 
Corners. All block corners and "T" alley intersections shall be rounded or cut off as approved by the city engineer.
4. 
Access to Unsubdivided Property. The city may require that proposed streets be extended to the boundary of abutting vacant land designated by the general plan for future subdivision and development to provide access to the future development.
5. 
Improvements to Existing Streets. The city may require dedication of additional right-of-way and/or improvements in and to existing streets that provide access to, pass through, or is contiguous with a proposed subdivision, if it determines that the proposed subdivision will create the need for the improvements.
6. 
Curbs and Sidewalks. Subdividers shall construct concrete curbs and sidewalks upon all streets in compliance with the city's improvement standards and specifications unless specifically waived in the conditions of approval. The city has the discretion to designate the location of sidewalks.
F. 
Private Streets. The planning commission may approve private streets if it determines that a private street system will adequately serve the proposed subdivision, will not be a substantial detriment to adjoining properties and will not disrupt or prevent the establishment of an orderly circulation system in the vicinity of the subdivision. All private streets approved by the commission shall be shown on the subdivision map.
1. 
Maintenance Requirements. An owners association or other organization shall maintain and own all private streets and rights-of-way, through a recorded instrument satisfactory to the city engineer and city attorney.
2. 
Design and Improvement Standards. Subdividers shall design and improve private streets in compliance with subsections B and C of this section.
3. 
Security and Conditions. The city may require any guarantees and conditions it deems necessary to carry out the provisions of this title pertaining to private streets.
4. 
Offer of Dedication. The city may require that proposed private streets be subject to irrevocable offers of dedication to the city.
G. 
Alternative Circulation Systems. Subdividers shall provide rights-of-way for pedestrian paths, bikeways and multiple use trails consistent with the circulation element of the general plan, other applicable general plan provisions, or any specific or precise plan.
(Ord. 1567)
The subdivider shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities pursuant to Map Act Section 66473.1.
(Ord. 1567)
The subdivider shall install fire hydrants at locations required by the Orange County Fire Authority in accordance with applicable standards.
(Ord. 1567)
A. 
Landscaping Requirements. Landscaping shall comply with Chapter 10.40: Streetscape, the zoning code, Chapter 11.4.30: Landscaping and Buffer Yards, and these requirements.
B. 
Deferral of Landscape Installation. The installation of required landscaping may be deferred until the development of the subdivided lots through the provisions of Section 10.55.015: Improvement Agreements and Security, provided that interim erosion and sediment control measures are installed in compliance with Section 10.15.025: Grading, Erosion and Sediment Control.
(Ord. 1567)
The size, shape and configuration of proposed parcels shall comply with this section, the zoning code, any applicable specific or precise plan requirement, and any other municipal code provision applicable to the proposed subdivision.
A. 
Parcel Area. The minimum area for proposed parcels shall be as required by the zoning code, except as otherwise provided by this section.
B. 
Minimum Lot Area Requirements for Common Interest Projects. The minimum lot area requirements of the zoning code shall not apply to the individual units in condominium developments, condominium conversions, planned developments, townhouses or zero lot-line projects, but shall apply to the creation of the original parcel or parcels that are the location of the common interest development.
C. 
Dimensions. The dimensions of proposed parcels shall comply with the applicable provisions of the zoning code.
D. 
Driveway Standards. Subdividers shall design proposed parcels to accommodate driveways designed in compliance with Title 11: Zoning, Section 11.4.20.030: Driveways.
(Ord. 1567)
Public utility connections, including electricity, gas, water, sewer, storm drain, and telecommunications services shall be designed and installed for each parcel.
A. 
Underground Utilities Required.
1. 
Required Undergrounding. All utility distribution facilities (including electric, telecommunications and cable television lines) designed to serve a subdivision shall be installed underground. Equipment appurtenant to underground facilities, including transformers, terminal boxes, meter cabinets, and concealed ducts, shall also be underground, unless the city engineer approves an above-ground location. The subdivider is responsible for complying with the requirements of this section and shall make the necessary arrangements with the affected utility companies for facility installation. The city may waive the requirements of this section if topographical, soil, or other conditions make underground installation infeasible.
2. 
Location of Installation. Underground utility lines may be installed within street rights-of-way or on a lot line. The city engineer may determine the location and method of installation of lines installed within street rights-of-way.
B. 
Utility Easements.
1. 
Minimum Width. The city engineer shall determine the minimum width of easements for public or private utilities, sanitary sewers, or water distribution systems. The city engineer may consider the recommendation of the applicable utility company for its utilities.
2. 
Overhead Lines. If the city approves overhead utility lines, easements shall be located at the rear of the lot, or, where necessary, on or adjacent to the property line of the lot. Where practical, the poles supporting overhead lines shall not be installed within any street, alley, or easement designated for drainage purposes.
C. 
Timing of Installation. The subdivider shall install underground utilities, water lines, sanitary sewers, and storm drains proposed to be located in the street before the street is surfaced. Connections to all underground utilities, water lines, and sanitary sewers shall be laid to sufficient lengths to avoid disturbing street improvements when service is connected.
(Ord. 1567)
The subdivider shall provide a connection from each parcel to the Orange County Sanitation District's sewage collection, treatment, and disposal system, in compliance with the district's improvement standards and specifications.
(Ord. 1567)
The subdivider shall provide street lighting facilities designed and constructed in compliance with the city's improvement standards and specifications.
(Ord. 1567)
A. 
Street Name Requirements. The city shall name all streets within a proposed subdivision. Existing street names within the same area shall not be duplicated unless the proposed street is an extension of that street.
B. 
Street Name Signs. The subdivider shall provide a minimum of two street name signs in compliance with the city's improvement standards and specifications at each street intersection. The signs shall be located on the diagonally opposite sides of the intersection. One street name sign shall be provided at each "T" intersection.
(Ord. 1567)
A. 
Approved Storm Drain System. The subdivider shall design and install an approved storm drain system to collect and convey all storm water run-off from the subdivision. The system shall be designed with adequate capacity to accommodate ultimate development of the drainage area. The system shall provide for the protection of surrounding properties that would be adversely affected by any increase in runoff attributed to the development; the city may require off-site storm drain improvements to satisfy this requirement. Any easement for drainage or flood control shall be improved as specified by the city engineer.
B. 
Compliance with Regional Water Quality Control Board Requirements. Discharges into any groundwater or waterways (whether direct or indirect), public or private sewer or sewage disposal system, or into the ground, shall conform with the requirements of the Santa Ana Regional Water Quality Control Board, the California Department of Fish and Game, the California Department of Public Health, or such other relevant governmental agency, and in addition to the provisions of Title 9: Public Property, Public Works and Building Regulations; Chapter 9.20: Storm Water Management; Chapter 9.25: Fats, Oil and Grease Management and Discharge Control; Chapter 9.30: Sewerage; and Chapter 9.35: Water, of the municipal code.
C. 
City Engineer Approval Required. All storm drainage facilities shall be constructed in compliance with plans approved by the city engineer.
(Ord. 1567)