Coachella Municipal Code Ch. 16.12 Tentative Maps

Each subdivider of either a major subdivision or a parcel split shall file with the planning department such number of copies of the tentative map as may be required from time to time by the city. The planning department shall make available to the subdivider or his or her representative, a copy of pertinent city regulations and such other instruction sheets providing information relative to the preparation of the tentative map. The time of filing of a tentative map shall be construed to be the time at which the map, together with the required data, is received by the director, all fees have been paid and all procedures under the city rules to implement the California Environmental Quality Act of 1970, including the preparation of a final environmental impact report if required, have been completed. The director shall indicate the date of filing upon all copies of the tentative map and accompanying data. One copy of a preliminary title report on the property to be divided shall accompany the tentative map. The tentative map shall further depict all lands in the property proposed to be divided located in the vicinity of the proposed subdivision.

(Prior code § 21-61)

Fees shall be paid in accordance with Chapter 16.40.

(Prior code § 21-62)

The subdivider shall cause the tentative map of the land proposed to be divided to be prepared by a registered civil engineer or licensed land surveyor. (21-63)

The following information shall be delineated on the tentative map, except those items determined by the city staff as not being pertinent to a particular tract:

A. Tract number, title of map, and section description of property;

B. Name and address of owner and subdivider or, if applicant is not owner, letter of authorization to act as agent;

C. Name and address of person preparing map;

D. Approximate acreage and overall dimensions;

E. North point, scale and date; minimum scale one hundred (100) feet to one inch;

F. Subdivision boundary line and vicinity map;

G. Names and book and page numbers of adjoining subdivisions;

H. Names, locations and widths of adjacent streets;

I. Identifying landmarks and existing structures, both above and below ground;

J. Names, locations and widths of proposed streets;

K. Approximate grades of proposed and existing streets;

L. Streets and rights-of-way providing legal access to the property;

M. Excavations within two hundred (200) feet of the subdivision;

N. Approximate radii of curves;

O. Widths of alleys and easements;

P. Names of utility companies and location of existing and proposed public utilities;

Q. Elevations of sewer at proposed main connections;

R. Existing culverts and drain pipes;

S. Watercourses and channels including existing and proposed facilities for control of stormwaters;

T. Land subject to overflow, inundation or flood hazard;

U. Railroads and other rights-of-way;

V. Lands and parks to be dedicated to public use;

W. Dimension of reservations;

X. Proposed lots: including lot numbers, dimensions and enclosures;

Y. Adjoining property and lot lines;

Z. Setback lines from front streets and side streets (if adjustments are requested);

AA. Contours, with maximum interval as follows:

Copies of U.S.G.S. Maps are not acceptable;

BB. Existing use of property immediately surrounding tract;

CC. Proposed land use of all lots (single-family, multi-family, business, industrial);

DD. Source of water supply;

EE. Method of sewage disposal;

FF. Existing zoning and proposed zoning;

GG. Name of school district and boundary if within two districts;

HH. Names of any special districts serving the proposed subdivision and location of boundary if within area of tentative map;

II. If it is contemplated that the development will proceed by units, the boundaries of such units shall be shown;

JJ. Two cross-sections of the property at the midpoints.

(Prior code § 21-64)

Reports and written statements on the following matters shall accompany the tentative map unless waived in writing:

A. Subdivision building or development plan;

B. Proposed method of control of storm water, including data as to grade and dimensions;

C. Protective covenants proposed to be recorded;

D. If private streets are proposed, the method by which their maintenance will be accomplished and financed;

E. Proposed tree planting;

F. A written statement from the city health officer stating the type of sewage disposal that will be permitted. To aid in this determination, the city health officer may require soil percolation tests or other pertinent information;

G. Proposed perimeter landscaping, irrigation and fencing; include method proposed for financing long term maintenance of these improvements, such as a maintenance and lighting district;

H. Preliminary soils report and grading plan; and

I. A list of all owners of property lying within three hundred (300) feet of the property being divided.

(Prior code § 21-65)

The procedures outlined in Sections 16.12.070 through 16.12.100 shall be followed except as they may be mutually modified by the city and applicant.

(Prior code § 21-66)

Within seven working days of filing of a tentative subdivision map, together with all required documents, the director shall transmit the requested number of copies of the map together with accompanying data to such public agencies and public and private utilities as may be concerned. Each of the public agencies and utilities may, within ten (10) days after the map has been received by such agency, forward to the director a written report of its findings and recommendations thereon. Within twenty-five (25) days after submission, the director will hold a conference on the tentative map with the subdivider and the development committee.

The director shall prepare a written report of recommendations on the tentative map in relation to the requirements of this chapter and other applicable regulations of the city or public and private utilities and shall submit the same to the commission within thirty (30) days after the filing of the map and supporting documents.

(Prior code § 21-67)

The development committee shall make such recommendations to the subdivider as seem proper regarding such tentative map, and shall recommend consultations by the subdivider with such organizations, including public and private utilities as it shall designate and shall report its conclusions and findings in writing to the subdivider within seven days of the conference. This procedure is not required in the processing of a parcel split. However, consultation with the director prior to the preparation of a tentative parcel map is recommended.

(Prior code § 21-68)

The commission shall consider the tentative map as submitted by the subdivider together with the recommendations prepared by the director. The director may, with a minimum of three working days' notice, require that all or any part of the boundaries and/or streets of a proposed subdivision be flagged at the site to facilitate any field review of the commission. The commission shall report, by resolution, on the map of any subdivision submitted to it within fifty (50) days after the tentative map, including environmental assessment, has been filed and the resolution shall recommend approval, conditional approval or disapproval. The number, size and configuration of lots to be created and alignment and width of streets and easements shall be depicted upon the tentative map prior to approval by the commission. Conditions to make the map approvable which involve modification to lots in terms of number, size or configuration, or to streets in terms of alignment or width may be set forth by the commission for the guidance of the subdivider. However, when such conditions are substantial, the development committee may require that these changes be incorporated upon a revised tentative map and be returned to the director. The director shall have the authority to approve the resubmitted revised tentative map on behalf of the commission if the map is clearly in conformity with the conditions established by the commission. The director may, at his or her discretion, require that the revised map be submitted to the commission for approval in any instance where the map is not clearly in conformity with such conditions. Any report or recommendation on the tentative map by the staff to the commission or council, shall be in writing and a copy thereof shall be served on the subdivider at least three days prior to any hearing or action on such map by the commission or council.

(Prior code § 21-69)

A. Within ten (10) days or at its next regularly scheduled meeting after receipt of the resolution of the commission on the map, the council shall act thereon. If the council finds that the proposed map complies with the requirements of this chapter, it shall approve the map. If the council finds that the proposed map does not meet the requirements or conditions of this chapter or the map act, it shall disapprove the map. The council may waive any irregularities in the proposed map if a determination is made that such irregularity is the result of a technical or inadvertent error which does not materially affect the validity of the map. The council shall approve, conditionally approve, or disapprove the tentative map by resolution within thirty (30) days after the filing of the commission's resolution. The council may extend the time within which it must act with the consent of the applicant.

B. No map shall be approved unless the council finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan.

C. The council shall deny approval of a tentative map, as required by the map act, 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 of development;

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably 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; and

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 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.

(Prior code § 21-70)

All tentative subdivision maps shall be reviewed by both the planning commission and the city council at duly noticed public hearings. Notice of public hearings shall be by both mailed notice and posting of the property. Such written notice shall be provided in English and Spanish, or in such other language as may be required by law. Failure to provide written notice in any language other than English shall not affect the validity of any notice provided hereunder.

A. Written notice shall be mailed to the subdivider and to the owners of all property within three hundred (300) feet of the exterior boundaries of the property involved at least ten (10) days prior to the date of the hearing. The last known name and address of each owner as shown on the records of the county assessor may be used for the notice.

B. On-Site Posting Requirements. At least ten (10) days before the public hearing, the subdivider shall cause at least three notices to be posted, not more than three hundred (300) feet apart, in front of each block or part of a block affected by the public hearing. The notices shall be posted as follows:

1. Manner of Posting. The notices may be posted in the form of posters or signs generally measuring three feet by four feet or in such other dimensions as may be necessary to effectuate the posting. The notices shall be posted six feet in height from ground level. If the property is surrounded by fences, walls, or hedges at or near the street property line, additional height may be provided as necessary to ensure visibility of the sign from the public right-of-way. The notices may be posted on support elements made of wood posts, on existing utility poles or street lights using clear tape, or, when there is an existing structure on the property, in a window, on a fence, or on a building wall. In all cases, the notices shall be legible from the nearest public right-of-way; provided, however, that the notices shall not be illuminated.

2. Content. The notices shall contain, at a minimum, the date, time, and place of the public hearing, the identity of the hearing body, a general explanation of the matter to be considered, and a general description of the location of the subject real property. The director of planning may prescribe a standardized notice form or template as may effectuate public notice pursuant to this section in accordance with law.

3. Duration. The notices shall remain in place until the city council has approved, conditionally approved, or disapproved the tentative map in accordance with Section 16.12.100. The notices shall be removed within ten (10) days of such action by the city council.

4. Proof of posting. The subdivider shall submit proof of posting to the director of planning or his or her designee in the form of a signed affidavit, indicating the placement locations of the notices, the number of notices posted, and the date the notices were posted. The subdivider shall include photographs evidencing posting of the notices upon request.

5. Deviations. The director of planning may approve deviations to these requirements and require such other specifications, such as size, style, and color of the lettering or notice, in order to meet the intent of this section.

6. Failure to Post. Failure to post notices or otherwise comply with these standards and requirements may result in the delay of the required public hearing.

7. Costs. The subdivider shall bear the costs of complying with this subsection.

C. Notification of subsequent hearings may be given at each preceding meeting, but additional written notice is not required.

D. Any interested person may appear at a hearing and shall be heard.

(Prior code § 21-71)

(Ord. No. 1176, § 1, 4-28-21; Ord. No. 1179, § 1, 4-28-21)

In approving a tentative map, the commission or council may grant a suspension of any of the subdivision requirements set forth or referred to in this chapter, except underground facilities which may be waived only by the council, provided such suspensions are not inconsistent with state law. A variance from the lot area, frontage, width, depth and front yard or setback requirements of the various zones set forth in this code, may also be granted by the commission or the council. Any suspension or variance shall be based upon a sufficient showing that there are special circumstances or conditions affecting the property in question and that such suspension or variance, if granted, will not be materially detrimental to the general welfare of adjacent persons or property, and such other findings for suspension or variance as may be required in other sections of this code. If a suspension or variance is requested, a public hearing shall be conducted as provided in Title 17 of the zoning ordinance.

The time limits established in Sections 16.12.060 through 16.12.100 may be extended by mutual consent of the subdivider and the commission or council as appropriate.

(Prior code § 21-72)

One copy of the map and accompanying data, together with the commission's resolution, any staff reports and a record of the council's resolution with conditions of approval, if any, shall be filed with the director, and retained until recordation of the final map or maps encompassing the total area included in the tentative map.

(Prior code § 21-73)

The compensation of the city clerk and the city treasurer is fixed as follows: Upon written application of the subdivider made within twenty-four (24) months of the approval or conditional approval of the tentative map, the commission may grant by resolution, an extension of time of up to five one-year time extensions for filing of the final map. Such application shall state the reasons why an extension is needed.

All applications shall be filed sufficiently in advance of the expiration date to permit inclusion upon commission agenda, and to permit commission action prior to such expiration date. At the time of consideration by the commission of the extension of the approved tentative map, the commission shall hear the testimony of the subdivider or any witnesses in his or her behalf and the testimony of the representatives of the development committee or any other witnesses. Upon conclusion of the hearing or the time of consideration, unless the subdivider and commission mutually agree that additional time is needed for consideration, the commission shall, within seven days, declare its findings by resolution based on the testimony and documents placed before it. The commission may approve, conditionally approve or deny the request for extension.

The responsibility for making timely application for any extension shall remain entirely with the subdivider, and the city assumes no obligation to notify the subdivider that any tentative map or extension is about to expire.

(Prior code § 21-74)

(Ord. No. 1227, § 2, 10-22-25)

Any revised tentative map shall comply with all the provisions of the map act and this chapter in effect at the time the revised map is approved. Proceedings on a revised tentative map shall be conducted in the same manner as for the original approval of a tentative map. The approval or conditional approval of a revised tentative map shall annul approval of the previous tentative map, but the approval thereof shall not extend the time within which the final map may be filed.

(Prior code § 21-75)