The tentative map shall be prepared in a manner acceptable to
the department and shall be prepared by a registered civil engineer
or licensed land surveyor. The tentative map shall be clearly and
legibly drawn and shall contain, but not be limited to, the following:
A. A title
which shall contain the subdivision number, and type of subdivision;
B. Name
and address of legal owner, subdivider and person preparing the map,
including registration or license number;
C. Sufficient
legal description to define the boundary of the proposed subdivision;
D. The
names and numbers of adjacent subdivisions and the names of owners
of adjacent unplatted land;
E. Date,
north arrow, scale, contour interval and source and date of existing
contours;
F. A statement
of present zoning and of existing and proposed uses of the property;
G. A vicinity
map showing roads, adjoining subdivisions, cities, creeks, railroads
and other data sufficient to locate the proposed subdivision and show
its relation to the community;
H. List
the following applicable agencies that provide service to the proposed
subdivision:
1. Desert
Sands Unified School District (east of Bob Hope Drive),
2. Palm
Springs Unified School District (west of Bob Hope Drive),
3. Southern
California Gas Company: gas,
4. Southern
California Edison: electric,
5. Coachella
Valley Water District: water and sewer,
I. Existing
topography of the proposed subdivision site and at least one hundred
feet beyond its boundary, including, but not limited to:
1. Existing
contours at one-foot intervals if the existing ground slope is less
than ten percent and at not less than five-foot intervals for existing
ground slopes equal or greater than ten percent. Contour intervals
shall not be spread more than one hundred fifty feet apart. Existing
contours shall be represented by dashed lines or by screened lines,
2. Type,
circumference and dripline of existing trees with a trunk diameter
of four inches or more. Any trees proposed to be removed shall be
so indicated,
3. The
location and outline of existing structures identified by type. Structures
to be removed shall be so marked,
4. The approximate location of all areas subject to inundation or stormwater overflow; the location, width and direction of flow of each water course; and the flood zone designation as indicated on the flood insurance rate map (FIRM), as defined in Chapter
15.28 of this code,
5. The
location, pavement and right-of-way width, grade and name of all existing
and proposed public or private streets or highways,
6. The
widths, location and identity of all existing easements,
7. The
location and size of existing wells, septic tanks, sanitary sewers,
fire hydrants, water mains and storm drains. The approximate slope
of existing sewers and storm drains shall be indicated. The location
of existing overhead utility lines on-site or on peripheral streets
shall be indicated;
J. Proposed
on-site improvements to be illustrated shall include, but not be limited
to:
1. The
location, grade, centerline radius and arc length of curves, pavement,
right-of-way width and name of all streets. Typical sections of all
streets shall be shown. Proposed private streets shall be clearly
indicated,
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 the angle deviates from a right angle
by more than two degrees,
5. The
proposed lot layout and the approximate dimensions of each lot and
each building site. Engineering data shall show the proposed finished
grading of each lot, the preliminary design of all grading, numeric
estimate of grading activity relating to excavation and fill, the
elevation of proposed building pads, the top and the toe of cut and
fill slopes to scale, the number of each lot, and the elevation of
adjacent parcels,
6. Proposed
contours at one-foot intervals shall be shown if the existing ground
slope is less than ten percent and not at less than five-foot intervals
for existing ground slopes of ten percent or more. A separate grading
plan may be required to be submitted,
7. Proposed
recreation sites, bike paths, trails and parks for private or public
use, which shall be indicated as lettered lots,
8. Proposed
common areas and areas to be dedicated to public open space, which
shall be indicated as lettered lots,
9. The
location and size of proposed and existing sanitary sewers, fire hydrants,
water mains and storm drains. Proposed slopes and approximate elevations
of sanitary sewers and storm drains shall be indicated,
10. The proposed location and size of a stormwater runoff retention basin that is required by a one hundred year storm, twenty-four hour duration, including a safety factor of two pursuant to Chapter
13.05 of this code,
11. A statement as to the intention of the subdivider in regard to slope
planting and erosion control;
K. The
name or names, state license number, address and telephone number,
of any geologist and/or soils engineer whose services were required
in the preparation of the tentative map;
L. The
size of sheets shall be as required by the department. A marginal
line shall be drawn completely around each sheet, leaving an entirely
blank margin of one inch. The scale of the map shall be an engineering
scale and of a size necessary to show all details clearly. All printing
or lettering on the map shall be of one-eighth inch minimum height
and of a shape and weight as to be readily legible on prints and other
reproductions made from the original drawings;
M. If
the subdivider plans to develop the site in units or phases, the proposed
units or phases and their proposed sequence of construction shall
be shown;
N. Upon
the written request of the subdivider, the department may waive any
of the tentative map content requirements if the department determines
that the type of subdivision does not justify compliance with these
requirements, or if the department determines that other circumstances
justify a waiver. The department may require other drawings, data
or information as deemed necessary to accomplish the purposes of the
Subdivision Map Act and this title.
(Ord. 469 § 1, 1990; Ord. 1017 § 2, 2011)
The tentative map shall be accompanied by the following data
and reports:
A. Street
Names. A list of proposed street names for any unnamed street or alley;
B. Soils
Report.
1. A preliminary soils report, prepared by a civil engineer registered in this state and based upon adequate test borings, shall be submitted to the department for every subdivision, pursuant to Chapter
15.64 of this code,
2. A
preliminary soils report may be waived by the department, providing
the director finds that no preliminary analysis is necessary,
3. If
the city has knowledge of, or the preliminary soils report indicates,
the presence of critically expansive soils or other soil problems
which, if not corrected, would lead to structural defects, a soils
investigation of each lot in the subdivision may be required by the
department. This soils investigation shall be done by a civil engineer
registered in this state, who shall recommend the corrective action
which will prevent structural damage to each structure proposed to
be constructed in the area where the soil problems exist,
4. The
planning commission may approve the subdivision, or portion thereof,
where a soils problem exists if it determines that the recommended
action will prevent structural damage to each structure to be constructed,
and a condition to the issuance of any building permit shall require
that the approved recommended action will be incorporated into the
construction of each structure;
C. Title
Report. A preliminary title report, acceptable to the department,
showing the legal owners at the time of filing the tentative map,
dated within ninety days of the application being deemed complete;
D. Environmental
Review. Information shall be submitted, as required by the department,
to allow a determination on environmental review to be made in compliance
with CEQA. The various time limits contained in this title for taking
action on tentative maps shall not commence until the subdivision
application is deemed complete for processing, pursuant to Public
Resources Code 21151.5 and Map Act Sections 66452.1 and 66452.2. The
subdivider shall deposit and pay all fees as may be required for the
preparation and processing of environmental review documents;
E. Preliminary
Engineering Calculations. Information shall be submitted as required
by the standard engineering specifications to demonstrate the adequacy
of the design of the proposed improvements. This information shall
include design parameters and engineering calculations;
F. Phasing.
If the subdivider plans to file multiple final maps on the tentative
map, he/she shall submit a written notice to this effect to the department;
G. Solar
Access. All plans and information relating to solar access are required
to be submitted at the time of the tentative map submittal pursuant
to the provisions of Title 17;
H. Other
Reports. Any other data or reports deemed necessary by the department,
or engineer.
(Ord. 469 § 1, 1990; Ord. 645 § 3 Exh. C, 1996; Ord. 652 § 3 Exh. C, 1996)
Any applicable time limits for acting on the tentative map application
may be extended by mutual written consent of the subdivider and the
city, as outlined in Map Act Section 66451.1. A waiver of application
time limits may be required to permit concurrent processing of related
project requests.
(Ord. 469 § 1, 1990)
A. Notice of Public Hearings. Upon receipt of a complete tentative parcel map application, the department shall prepare a report with recommendations. The department shall set the matter for public hearing before the commission, pursuant to Section
16.22.020. A copy of the department report shall be mailed to the subdivider at least six days prior to the public hearing at the address designated on the application and shall be deemed received two days after mailing.
B. The
commission shall approve, conditionally approve or deny the tentative
parcel map within the time required by the Map Act.
C. Determination.
1. The
tentative parcel map may be approved or conditionally approved by
the commission if it finds that the proposed subdivision, together
with the provisions for its design and improvements, are consistent
with the general plan, any applicable specific plan, and all applicable
provisions of the municipal code. The commission may require, as a
condition of its approval, that the payment by the subdivider of all
development fees, required to be paid at the time of the application
for, or issuance of, a building permit or other similar permit, shall
be made at the rate for applicable fees in effect at the time of the
application or issuance of a building or similar permit.
2. The
tentative parcel map may be denied by the commission on any of the
grounds contained in the Map Act, general plan or the municipal code.
The commission shall deny the tentative parcel map if it makes any
of the following mandatory findings contained in Map Act Section 66474:
a. That the proposed tentative parcel map is not consistent with applicable
general and specific plans as specified in Section 65451;
b. That the design or improvement of the proposed subdivision is not
consistent with applicable general and specific plans;
c. That the site is not physically suitable for the type of development;
d. That the site is not physically suitable for the proposed density
of development;
e. That the design of the subdivision or the proposed improvements is
likely to cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat;
f. That the design of the subdivision or type of improvements is likely
to cause serious public health problems;
g. 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.
3. If
the commission does not act within the time limits outlined in this
section, the tentative parcel map, as filed shall be deemed to be
approved if it complies with applicable provisions of the Map Act,
the general plan, all applicable specific plans and the municipal
code.
(Ord. 469 § 1, 1990; Ord. 645 § 3 Exh. C, 1996; Ord. 652 § 3 Exh. C, 1996; Ord. 818 § 3, 2002)
A. The approval or conditional approval of a tentative map shall expire twenty-four months following approval. However, the map may be extended if the subdivider has complied with Map Act Section 66454.6(a). An extension of the expiration date may also be approved pursuant to Section
16.12.090.
B. The period of time outlined in subsection
A of this section shall not include any period of time during which a lawsuit has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of a tentative map only if a stay of the time period is approved by the original decision making body. After service of the initial petition or complaint upon the city, the subdivider shall, in writing, to the director, request a stay in the time period of the tentative map. Within forty days after receiving the request, the original decision making body shall either stay the time period for up to five years or deny the requested stay. The request for the stay shall be a hearing with notice to the subdivider and the appellant, and upon conclusion of the hearing, the original decision making body shall render its decision.
C. The period of time outlined in subsection
A of this section shall not include any period of time during which a development moratorium is in effect pursuant to Map Act Section 66452.6.
D. Expiration
of an approved or conditionally approved tentative map shall terminate
all proceedings and no final map or parcel map of all or any portion
of the real property included within the tentative map shall be filed
without first processing a new tentative map.
(Ord. 469 § 1, 1990; Ord. 645 § 3 Exh. C, 1996; Ord. 652 § 3 Exh. C, 1996; Ord. 818 § 5, 2002)
A. Request
by Subdivider. The subdivider may request an extension of the expiration
date of the approved tentative map by written application to the department.
The application shall be filed no less than thirty days before the
map is to expire and shall state the reasons for requesting the extension.
The subdivider shall be solely responsible for filing the application.
B. Planning
Commission Action. The department shall review the request and submit
the application for a tentative parcel map extension, together with
a report to the commission for approval, conditional approval, or
denial. A copy of the department's report shall be forwarded to the
subdivider prior to the meeting on the extension. In approving, conditionally
approving, or denying the request for extension, the commission shall
make findings supporting its decision. The subdivider shall pay any
increase in applicable development fees which have occurred since
the date of the approval or conditional approval of the tentative
map.
C. City
Council Action. The department shall review the request and submit
the application for a tentative tract map extension, together with
a report to the commission for approval, conditional approval, or
denial. A copy of the department's report shall be forwarded to the
subdivider prior to the meeting on the extension. The planning commission
shall consider said application and forward a recommendation to the
city council for final action. The city council shall make findings
supporting its decision. The subdivider shall pay any increase in
applicable development fees which have occurred since the date of
the approval or conditional approval of the tentative map.
D. Conditions
of Approval. In granting an extension, new conditions or exactions
may be imposed and existing conditions may be revised.
E. Time
Limit of Extension. The time at which the tentative map expires may
be extended by the original determining body for a period not exceeding
a total of three years excluding any automatic extensions granted
by state law.
(Ord. 469 § 1, 1990; Ord. 645 § 3 Exh. C, 1996; Ord. 652 § 3 Exh. C, 1996; Ord. 1068 § 2, 2013)
A. Minor
amendments to the approved tentative map or conditions of approval
may be granted by the department upon application by the subdivider
or on the department's own initiative, provided:
1. No
lots, units, or building sites are added;
2. Changes
are consistent with the intent of the original tentative map approval;
and
3. There
are no resulting violations of the Map Act, or this title.
B. The
amendment shall be indicated on the approved or conditionally approved
tentative map and certified by the director. Amendments to the tentative
map conditions of approval which, in the opinion of the department,
are not minor, shall be presented to the planning commission for its
approval. Processing shall comply with the provisions for processing
a tentative map as contained in this title. Any approved amendment
shall not alter the expiration date of the tentative map.
(Ord. 469 § 1, 1990; Ord. 645 § 3 Exh. C, 1996; Ord. 652 § 3 Exh. C, 1996)