Tentative tract maps shall be filed with the community development department and shall be accompanied by an application. The number of copies of such application, and the form and content thereof, shall be as from time to time established by the community development department.
(Code 1980, § 16.16.010; Ord. No. 28-B, § 1.401.1, 1981)
Tentative tract maps shall be legibly drawn on one or more sheets 18 inches by 26 inches or 24 inches by 36 inches in size. The scale of tentative maps shall be a minimum of one inch equals 100 feet and shall be prepared by a registered civil engineer or licensed land surveyor. Tentative tract maps shall contain not less than the following information:
A. 
A title which shall contain the subdivision number, subdivision name and type of subdivision;
B. 
Names, addresses and telephone numbers of legal owner, subdivider and person preparing the map (including registration number);
C. 
The boundary lines and a legal description of the parcels; the recorder's book and page of deeds and assessors' parcel number shall be included;
D. 
Date, north arrow, scale and contour interval;
E. 
Existing and proposed land use;
F. 
A vicinity map showing roads, adjoining subdivisions, towns, creeks, railroads, and other data sufficient to locate the proposed subdivision and show its relation to the community (minimum scale one inch equals 1,000 feet);
G. 
The zoning of the area shown on the map. If the area is situated in more than one zone, zone boundaries shall be shown;
H. 
The area of the parcels shown in acres or square feet;
I. 
The lengths of the boundary lines of all lots;
J. 
The area of each lot shown in acres or square feet;
K. 
Each lot shall be designated consecutively by number;
L. 
Existing topography of the proposed site and at least 100 feet beyond its boundary, including but not limited to:
1. 
Existing contours at two-foot intervals if the existing ground slope is less than ten percent and at not less than five-foot intervals for existing ground slopes greater than or equal to ten percent. Contour intervals shall not be spread more than 150 feet apart. Existing contours shall be represented by dashed lines or by screened lines;
2. 
Type, circumference and dripline of existing trees as defined by chapter 19.08. Any trees proposed to be removed shall be so indicated;
3. 
The approximate location and outline of existing structures identified by type. Buildings to be removed shall be so marked;
4. 
The approximate location of all areas subject to inundation or stormwater overflow and the location, width and direction of flow of each water course;
5. 
The location, pavement and right-of-way width, grade and name of existing streets or highways;
6. 
The widths, location and identity of all existing easements;
7. 
The location and size of existing and proposed sanitary sewers, water mains, fire hydrants and storm drains. The approximate slope of existing sewers and storm drains shall be indicated;
8. 
Any obstructions within five feet of any existing parcel line or proposed lot line;
9. 
Any significant topographical feature inside the boundary or within 100 feet of the boundary lines of the parcels, including water and drainage courses, railroad lines, and the like;
M. 
Proposed improvements to be shown shall include but not be limited to:
1. 
The location, grade, centerline radius and arc length of curves, pavement and right-of-way width and direction of flow by arrows. Typical sections of all streets shall be shown;
2. 
The location and radius of all curb returns and cul-de-sacs;
3. 
The location, width and purpose of all easements;
4. 
The angle of intersecting streets if such angle deviates from a right angle by more than four degrees;
5. 
Preliminary site and grading plan showing the approximate grading of each lot, the preliminary design of all grading, the elevation of proposed building pads, the top and toe of cut and fill slopes to scale, and the number of each lot. Shading of all cut and fill slopes in excess of five vertical feet;
6. 
A grading plan with proposed contours at two-foot intervals shall be show if the existing ground slope is less than five percent and not at less than five-foot intervals for existing ground slopes greater than or equal to five percent. A separate grading plan may be submitted;
7. 
Proposed recreation sites, trails and parks for private or public use;
8. 
Proposed common areas and areas to be dedicated to public open space;
9. 
The location and size of sanitary sewers, water mains and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated;
10. 
Typical street and lot combination sections may be required by the city engineer for adequate review;
N. 
The name or names, addresses and telephone numbers of the geologist or soils engineer whose services were required in the preparation of the design of the tentative map;
O. 
The source and date of existing contours;
P. 
All lettering size shall be one-eighth of an inch minimum;
Q. 
Certificates for execution by the secretary of the planning commission indicating the approval of the tentative map and the date thereof by the planning commission;
R. 
A completed and approved negative declaration, environmental impact report or notice of exemption conforming to this Code and the California Environmental Quality Act shall be filed with the tentative map. No tentative map shall be considered for approval until all requisite environmental procedures have been completed;
S. 
If the subdivider plans to develop the site in phases then the tentative map shall indicate the proposed phases and their sequence of development in bold letters diagonally situated to be readily discernible from any other words or notations on the map;
T. 
The community development director may waive any of the foregoing tentative map requirements whenever he or she finds that the type of subdivision is such as not to necessitate compliance with these requirements, or that other circumstances justify such waiver. The community development director may require other such drawings, data, or other information as deemed necessary.
(Code 1980, § 16.16.020; Ord. No. 28-B, § 1.401.2, 1981)
The tentative map shall be accompanied by the following data or reports:
A. 
Soils report. A preliminary soils report prepared in accordance with the city's grading ordinance shall be submitted. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the soils report accompanying the final map shall contain an investigation of each lot within the subdivision. The city engineer may waive a preliminary soils report if he or she determines that:
1. 
Due to the knowledge the city has as to the soil qualities of the soils of the subdivision, no preliminary analysis is required;
2. 
If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the city engineer may require a soils investigation on each lot in the proposed subdivision;
3. 
All soils investigations which are required shall be done by a civil engineer, registered in the state, who shall recommend the corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where such soil problems exist;
4. 
Percolations tests for private disposal system shall be approved by the Santa Ana regional quality control board, San Bernardino County environmental health services, and the CCWD. Such approval, denial or conditional approval, shall be noticed by a report to the community development director and will become part of the tentative approval.
B. 
Title report. A preliminary title report, prepared within three months prior to filing the tentative map shall be submitted.
C. 
Engineering geology and/or seismic safety report. If the subdivision lies within special geologic hazard impact area, as shown on maps on file in the community development department, a preliminary engineering geology and/or seismic safety report, prepared in accordance with guidelines established by the community development department shall be submitted. If the preliminary engineering geology and/or seismic safety report indicates the presence of geologic hazards or seismic hazards which, if not corrected, would lead to structural defects, an engineering geology and/or seismic safety report shall accompany the final map and shall contain an investigation of each lot within the subdivision.
D. 
School site. The subdivider shall obtain from the school districts involved their intention, in writing, concerning the necessity for a school site, if any, within the subdivision and shall present this information to the community development director prior to the consideration of the tentative map by the planning commission.
E. 
Environmental impact assessment. No tentative map filed pursuant to the provisions of this title shall be approved until the subdivision is found exempt or an initial study is completed and a negative declaration or environmental impact report, as appropriate, is prepared, processed and considered in accordance with the provisions of the California Environmental Quality Act. The subdivider shall provide such additional data and information and deposit and pay such fees as may be required for the preparation and processing of environmental review documents.
F. 
Passive or natural heating or cooling.
1. 
The design of a subdivision for which a tentative map is required shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.
2. 
Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.
3. 
Examples of passive or natural cooling opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.
4. 
In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, to contour, to configuration of the parcel to be divided, and to other design and improvement requirements, and such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure under applicable planning and zoning in force at the time the tentative map is filed.
G. 
Other reports. Any other data or reports deemed necessary by the community development director shall be submitted. Subsections A, C, D and F of this section shall not apply to condominium conversions.
(Code 1980, § 16.16.030; Ord. No. 28-B, § 1.401.3, 1981)
Tentative maps submitted as total development rather than tract subdivision shall in addition to the material required by sections 16.16.020 and 16.16.030 submit the following material:
A. 
An illustrative site plan to include proposed and existing improvements, landscape concepts and other elements as may be necessary to illustrate the site plan;
B. 
A preliminary architectural plan showing typicals of all sides of proposed buildings and structures indicating materials to be used, trees, landscaping and shadows to give elevations graphic dimension;
C. 
Development schedule of anticipated proposed project including phasing.
(Code 1980, § 16.16.040; Ord. No. 28-B, § 1.401.4, 1981)
A. 
The tentative map shall be considered for filing only when such map conforms to section 16.16.020, Form and Contents, and when all accompanying data or reports, as required by sections 16.16.030 and 16.16.040 if applicable, have been submitted and accepted by the community development director.
B. 
The subdivider shall file with the community development department the number of tentative maps the director may deem necessary.
(Code 1980, § 16.16.050; Ord. No. 28-B, § 1.401.5, 1981)
The community development department shall forward copies of the tentative map to the affected public agencies and the development review committee which may, in turn, forward to the community development department their findings and recommendations thereon. The city engineer and planning director shall review the tentative tract map to determine if it conforms with all the applicable provisions set forth in this title and the Subdivision Map Act. The city engineer and planning director shall inspect the site of the proposed subdivision and shall conduct such further investigations as he shall deem necessary. The city engineer and planning director shall prepare a report on the tentative tract map which report shall be forwarded to the community development director and shall contain, but need not be limited to, the following:
A. 
A statement that all the information required to be shown on a tentative tract map is shown thereon or, alternatively, an itemization of those items required to be shown which are not shown thereon;
B. 
A statement as to whether or not the tentative tract map provides for proper grading and erosion control, including the prevention of sedimentation or damages to off-site property;
C. 
An environmental assessment prepared in accordance with the guidelines for the implementation of the Environmental Quality Act of the state;
D. 
A determination as to whether the preliminary soils report referred to in Government Code § 66490 should be required or waived and the reasons for such recommendation;
E. 
A statement as to whether or not a discharge of waste from the proposed subdivision into an existing community sewer system would result in the violation of the existing requirements prescribed by any Regional Water Quality Control Board of the state having jurisdiction over the area of the proposed subdivision, if it is proposed that the subdivision shall discharge waste into such existing community sewer system;
F. 
Conformance of the map with applicable general or specific plans for recommended dedications;
G. 
The design of the subdivision meets the standards and criteria set forth in city ordinances for recommended improvements; and
H. 
Recommended conditions of approval.
(Code 1980, § 16.16.060; Ord. No. 28-B, § 1.401.6, 1981)
A. 
Subdivisions of land that are zoned for either industrial or commercial uses may (if qualified under section 66426 of the state Map Act) file a parcel map for subdividing purposes, regardless of the number of lots. Such subdivisions of five or more parcels shall conform to the requirements of this chapter for tentative and final maps.
B. 
All such subdivisions will be subject to construction of all proposed internal streets, as shown on the approved tentative map. Peripheral streets shall be constructed, to city standards, as may be deemed necessary, by the planning commission, for public health and safety or orderly development; or, may be a requirement of building permit issuance or other future grants of approval for individual lots.
(Code 1980, § 16.16.080; Ord. No. 28-B, § 1.401.8, 1981)
A. 
Upon having accepted the tentative map for filing, and after completing department review of the same, the community development director shall schedule the tentative map for review by the planning commission.
B. 
Upon receipt of the community development director's report and recommendations, the planning commission shall hold a hearing, to consider the tentative map for approval, conditional approval, or denial. Such hearing shall be noticed by publication at least once, ten days before the hearing date in The Daily Report of Ontario, California, a newspaper of general circulation in the city. The community development director shall cause any report(s) or recommendation(s), on the tentative map, by the staff of the city to the planning commission to be in writing and a copy thereof served on the subdivider at least three days prior to any hearing or action on such map by the planning commission.
C. 
The planning commission shall approve, conditionally approve or deny the tentative map within 50 days after the tentative map has been accepted for filing.
(Code 1980, § 16.16.090; Ord. No. 28-B, § 1.401.9.1, 1981; Ord. No. 964 § 6, 2019)
A. 
In approving or conditionally approving residential tentative subdivision maps, the planning commission shall find that the proposed subdivision, together with its provisions for its design and improvements, is consistent with applicable general, specific plans, or planned communities adopted by the city.
B. 
The planning commission may modify or delete any of the conditions of approval recommended in the community development director's report, except conditions required by city ordinance or by the city engineer, related to public health and safety or standards approved by the city engineer, or add additional requirements as a condition of its approval.
C. 
As a condition precedent to the approval of a tentative map, the planning commission may require the subdivider to:
1. 
Dwelling units. Health and safety items: Incorporate into each dwelling unit such items as it deems necessary for the health and safety of the occupants thereof. Such items may include, but need not be limited to, the following:
a. 
Fireplace chimney spark arresters;
b. 
Noise insulation; and
c. 
Filtered air-conditioning.
2. 
Zoning. Secure a change of zone to the most restrictive zone in which the proposed use is permitted.
3. 
Notices to department of real estate. Advise the state department of real estate of any matter which the advisory agency believes should be included in the public report to be issued by the department with respect to the subdivision.
4. 
Maintenance of landscaping and irrigation systems, assessment districts. Maintain, at his own expense, all landscaping and irrigation systems within a proposed assessment district until such time as the first assessment for the assessment district is placed on the county assessment roll.
5. 
Demolition. Demolish or remove, at the subdivider's expense, any structure located wholly or in part within the right-of-way of a master planned street or proposed new street.
6. 
Assessment districts. Agree to the formation of an assessment district or districts under the Landscaping and Lighting Act of 1972 or such other districts as the city may require.
D. 
If no action is taken by the planning commission within the time limit as specified, the tentative map as filed shall be deemed to be approved, insofar as it complies with other applicable provisions of the state Subdivision Map Act, this title and other city ordinances, and it shall be the duty of the city clerk to certify the approval.
(Code 1980, § 16.16.100; Ord. No. 28-B, § 1.401.9.2, 1981)
A. 
The tentative subdivision map may be denied by the planning commission on any of the grounds provided by city ordinances or the state Subdivision Map Act. Or if it finds that the proposed waste discharge from the subdivision would result in or add to violations of the requirements of any regional water quality board of the state having jurisdiction of the area in which the subdivision is located.
B. 
The planning commission shall deny approval of the tentative map if it makes any of the following findings:
1. 
That the proposed map is not consistent with applicable general and specific plans;
2. 
That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
3. 
That the site is not physically suitable for the type of development;
4. 
That the site is not physically suitable for the proposed density or development;
5. 
That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
6. 
That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
7. 
That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
(Code 1980, § 16.16.110; Ord. No. 28-B, § 1.401.9.3, 1981)
If the subdivider disagrees with any action by the planning commission with respect to the tentative subdivision map, he or she may, within ten days of such decision, file an appeal with the city clerk. The city council shall consider the appeal within 30 days unless the subdivider consents to a continuance. This appeal shall be a hearing with notice to the subdivider and the planning commission, and upon conclusion of the hearing, the city council shall, within ten days, declare its findings. The city council may sustain, modify, reject or overrule any recommendations or rulings of the planning commission and may make such findings as are not inconsistent with the provisions of this title or the state Subdivision Map Act.
(Code 1980, § 16.16.130; Ord. No. 28-B, § 1.401.10.1, 1981; Ord. No. 28-C, § 1, 1989)
A. 
Any member of city council or city staff or any interested person affected by a decision of the planning commission, may file a complaint with the city council concerning such decision. Any such complaint shall be filed with the city clerk within ten days after the action which is the subject of the complaint. No complaint shall be considered after the ten-day period. The city council shall set the matter for hearing. The hearing shall be held within thirty days after the filing of the complaint pursuant to the procedures contained in section 16.16.130, with additional notice being given to the affected interested persons.
B. 
Upon conclusion of the hearing the city council shall within ten days, declare its findings based upon the testimony and documents produced before it. It may sustain, modify, reject or overrule any recommendations or rulings of the planning commission and may make such findings as are not inconsistent with the provisions of this title.
(Code 1980, § 16.16.140; Ord. No. 28-B, § 1.401.10.2, 1981; Ord. No. 28-C, § 2, 1989)
Any interested person may appeal any decision of the planning commission relative to conformity to the general plan or any specific plan of the city to the city council within ten days of approval or conditional approval. Such appeal and hearing thereon shall be in accordance with section 16.16.130.
(Code 1980, § 16.16.150; Ord. No. 28-B, § 1.401.10.3, 1981; Ord. No. 28-C, § 3, 1989)
A. 
The approval or conditional approval of a tentative subdivision map shall expire three years from the date of the adoption of the resolution by the planning commission approving or conditionally approving the map. An extension to the expiration date may be approved as provided in section 16.16.170.
B. 
Expiration of an approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel of all or any portion of the real property included within such tentative map shall be filed without first processing a new tentative map.
(Code 1980, § 16.16.160; Ord. No. 28-B, § 1.401.11.1, 1981; Ord. No. 28-C, § 4, 1989; Ord. No. 595, § 3, 1999)
A. 
Request by subdivider. The subdivider or his representative may request an extension of the expiration date of the approved or conditionally approved tentative subdivision map by written application to the community development department. The application shall be filed not less than 60 days before the map is to expire, and shall state the reasons for requesting the extension.
B. 
Planning commission action. All time extension requests shall be processed in the same manner as the original tentative subdivision map in accordance with this chapter 16.16.
C. 
Time limit of extension. Extensions may be granted in twelve month increments for a period not exceeding a total of five years.
D. 
Conditions of approval. As a condition of the extension of a tentative tract map, after conducting a public hearing, the planning commission may impose new conditions or revise existing conditions on the approved tentative map as they find necessary. All public hearing notice requirements of the state Subdivision Map Act shall apply.
E. 
Appeal of extension. The subdivider may appeal in writing any action of the planning commission to the city council, within ten days of such action in conformance to section 16.16.130.
F. 
Fee. The fee for processing an extension shall be pursuant to the city's fee resolution.
G. 
Findings. The granting of an extension shall require the planning commission to make all of the findings in accordance with section 16.16.100.
(Code 1980, § 16.16.170; Ord. No. 28-B, § 1.401.11.2, 1981; Ord. No. 233, § 1, 1984; Ord. No. 28-C, § 5, 1989; Ord. No. 534, §§ 4—7, 1994; Ord. No. 595, § 4, 1999)
A. 
Minor changes in the tentative map may be approved by the community development department, upon application by the subdivider; provided that:
1. 
No lots, units or building sites are added;
2. 
Such changes are consistent with the intent and spirit of the original tentative map approval;
3. 
There are no resulting violations of ordinances or resolutions of the city.
B. 
Any revision shall be approved by the planning director and the city engineer. The amendment shall be indicated on the approved map and certified by the planning director and the city engineer.
C. 
Amendments of the tentative map other than minor shall be presented to the planning commission for approval. Processing shall be in accordance with sections 16.16.060 and 16.16.090.
D. 
Any approved amendment shall not alter the expiration date of the tentative map.
(Code 1980, § 16.16.180; Ord. No. 28-B, § 1.401.12, 1981)