A. 
The content and form, submittal and approval of tentative maps shall be governed by the provisions of this chapter.
B. 
An application for approval of a tentative map pursuant to this chapter shall not be accepted for filing until the subdivision has been determined by the department to be consistent with the general plan, applicable specific plans and Title 17. Additionally, all required discretionary city approvals shall have been previously obtained or applications for same shall have filed concurrently with the tentative map.
(Ord. 469 § 1, 1990)
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,
6. 
Verizon: telephone,
7. 
Time Warner: cable TV;
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)
A. 
A prospective subdivider, or agent, may request a prefiling conference with the department prior to formal submittal of a subdivision application. During the conference, the department representative(s) shall inform the subdivider of applicable policies, plans and requirements as they apply to the proposed subdivision, review the appropriate procedures outlined in this title and examine possible alternatives or modifications relating to the proposed subdivision. A fee may be imposed for the prefiling conference, as contained in the city's "schedule of fees."
B. 
The tentative map application shall be filed with the department. The application shall be determined by the department to be complete only when the content and form of the tentative map conform to the requirements of Section 16.12.020 and when all accompanying data and reports, as required by Section 16.12.030, and all fees and/or deposits as required by Section 16.08.060, have been submitted and accepted by the department. The subdivider shall file, with the department, the number of tentative maps the department deems necessary. The department shall forward copies of the tentative map to the affected public agencies and utilities which may, in turn, forward to the department their findings and recommendations. Public agencies and utilities shall certify that the proposed subdivision can be adequately served. Within ten days of the filing of a complete tentative map application, the department shall send a notice of the filing of the application to the governing board of any elementary, high school or unified school district within the boundaries of which the subdivision is proposed to be located, as outlined in Map Act Section 66455.7.
(Ord. 469 § 1, 1990)
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. 
Notice of Public Hearings. Upon receipt of a complete tentative tract 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 recommend that the city council approve, conditionally approve, or deny the tentative tract map.
C. 
Upon receipt of the commission's recommendation, the city council shall conduct a noticed, public hearing in which it considers the tentative tract map. The city council shall then approve, conditionally approve, or deny the tentative tract map. The city council's decision shall be based upon the following:
1. 
The tentative tract map may be approved or conditionally approved by the city council 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 city council 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 tract map may be denied by the city council on any of the grounds contained in the Map Act general plan or the municipal code. The city council shall deny the tentative tract map if it makes any of the following mandatory findings contained in Map Act Section 66474:
a. 
That the proposed tentative tract map is not consistent with applicable general and specific plans as specified in Section 65451;
b. 
That the design or improvements 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.
D. 
The commission's recommendations and the city council action shall be taken within the time required by the Map Act. If the required action is not taken within the required time, the tentative tract 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. 818 § 4, 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 664524.6(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; Ord. 1219, 7/18/2024)
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)