Indio Municipal Code Ch. 5.05 Tentative Maps

[Ord. No. 1834, 6-3-2026]

This Chapter is enacted pursuant to the Subdivision Map Act, California Government Code Section 66452 et seq. and applies to both Tentative Tract and Tentative Parcel maps.

[Ord. No. 1834, 6-3-2026]

The purpose of this Chapter is to establish procedures necessary for the processing, reviewing, and approving a tentative map application, and to supplement the provisions of the Subdivision Map Act and this title. The regulations outlined in this Chapter are determined to be necessary for the preservation of public health, safety, and general welfare and for the promotion of orderly growth and development. Except as otherwise contained in this Article, the provisions of this Chapter shall apply to a tentative map application.

[Ord. No. 1834, 6-3-2026]

Tentative maps that show the design and improvements of a proposed subdivision (e.g., layout, roads, utilities) are required pursuant to the Subdivision Map Act, California Government Code § 66452 et seq.

[Ord. No. 1834, 6-3-2026]

No land shall be subdivided and developed pursuant to a tentative map for any purpose which is inconsistent with the city's general plan, any applicable specific plan, or zoning regulation of the city.

The design of a subdivision for which a tentative map is required pursuant to Government Code Section 66426 shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

[Ord. No. 1834, 6-3-2026]

The Planning Commission shall make investigations, reports and recommendations on the design and improvement of any proposed tentative map and assess potential environmental impacts per CEQA. The Planning Commission shall have the authority to recommend approval unequivocally or with requirements and conditions upon such tentative maps, or recommend disapproval to the City Council. The Planning Commission shall make the necessary findings as required by this Article and the Subdivision Map Act for such recommendations and reports.

[Ord. No. 1834, 6-3-2026]

The tentative map shall be prepared in a manner acceptable to the Community Development Department and City Engineer and shall be prepared by a registered civil engineer or licensed land surveyor. The tentative map shall contain, but not be limited to, the following:

A. Map number, title of map, Assessor's parcel number, and legal description of property.

B. Name, address, and telephone number of legal owner, subdivider and person preparing the map, including registration or license number.

C. Ownership information on additional property owned adjacent or contiguous to the land to be subdivided.

D. Locations, names, and existing widths of all adjoining highways, streets, and ways including street and right-of-way providing access to the property.

E. Location of existing structures, irrigation lines, and other physical features.

F. Approximate total acreage of property and lot size, net and gross for a typical lot and for each irregular lot, overall dimensions.

G. North arrow, scale, date, vicinity map showing relationship to surrounding community, location and description of boundary monuments tied to known control points or street intersections, and date of preparation.

H. Existing and proposed General Plan land use and zoning.

I. Existing and proposed use (single-family, multi-family, commercial, industrial).

J. Existing use and zoning of property immediately surrounding tentative map.

K. Proposed on-site improvements to be illustrated:

1. Proposed lot layout and the approximate dimensions of each lot and each building site.

2. Proposed finished grading of each lot, 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.

3. Names, locations, widths, and cross-sections of right-of-way of existing and proposed streets, alleys and easements, and the approximate grades of all streets and approximate street centerline radii of curves. Private streets, if proposed, shall be noted on the tentative map.

4. Proposed recreation sites, bike paths, trails, and parks for private or public use, which shall be indicated as lettered lots.

5. Proposed common areas and areas to be dedicated to public open space, storm water retention facilities, which shall be indicated as lettered lots.

6. Location of proposed trees and facilities within the proposed right-of-way.

L. Table indicating area and density calculations with percentage breakdowns, including total area involved, total building area divided by uses, if applicable, total parking/paved areas, total landscaped areas, total recreation, and/or open space.

M. Topography that includes approximately contours of two foot intervals.

N. Any dedications for streets, easements, and school sites.

O. Source of water supply.

P. Proposed method of sewage disposal.

Q. Approximate location of all areas subject to inundations or stormwater overflow and the locations, widths, and direction of flow of all watercourses.

R. If the subdivider plans to develop the site in phases, the proposed phases and their proposed sequence of construction shall be shown.

S. List of applicable utility purveyors to the proposed subdivision, locations, and widths of existing and proposed known public utility easements:

1. Desert Sands Unified School District.

2. Indio Water Authority.

3. Coachella Valley Water District.

4. Valley Sanitary District.

5. Southern California Gas Company.

6. Imperial Irrigation District.

7. Burrtec Waste and Recycling Services.

8. Spectrum.

9. Frontier.

T. Technical reports that may be required include:

1. Title Report.

2. Biological/Cultural/Paleontology.

3. Traffic Analysis.

4. Soils Report.

5. Hydrology Report.

6. Water Supply Report.

7. Water Quality Management Plan (WQMP).

8. CEQA documentation, as required.

U. Additional requirements as established by the Subdivision Map Act, California Government Code Section 66452 et seq.

[Ord. No. 1834, 6-3-2026]

Department Action and Review.

A. Upon receipt of a complete tentative map application, the Community Development Department shall prepare a report with recommendations. The tentative map application will be reviewed by the appropriate City Departments, school district, and Caltrans as needed. The Department shall set the matter for public hearing before the Planning Commission, pursuant to § 5.03.01. 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.

Public Hearings.

B. Public hearings shall be held as described in this Article and the Subdivision Map Act. The Planning Commission shall approve, conditionally approve, or deny the tentative tract map within the time required by the Subdivision Map Act.

Determination.

C. The Planning Commission may approve or conditionally approve the tentative tract map if it determines that the proposed subdivision, along with its design and improvements, conforms to the general plan, zoning, and any applicable specific plan, and all relevant provisions of the municipal code. The tentative tract map may be denied by the Planning Commission on any of the grounds contained in the Subdivision Map Act, general plan, zoning, or the municipal code. The Planning Commission shall deny the tentative tract map if it makes any of the following mandatory findings contained in Subdivision Map Act Section 66474, as may be amended:

1. That the proposed map is not consistent with applicable general plan, zoning, and specific plans as specified in Section 65451.

2. That the design or improvement of the proposed subdivision is not consistent with applicable general plan, zoning, 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 avoidably injure fish or wildlife or their habitat.

6. That the design of the subdivision or 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 the 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.

D. The Planning Commission shall approve, conditionally approve, or disapprove the tentative map within 50 days after the filing thereof with its clerk and report its action to the subdivider. If the Planning Commission does not act within the time limits outlined in this section, the tentative map, as filed shall be deemed to be approved if it complies with applicable provisions of the Subdivision Map Act, the general plan, zoning, all applicable specific plans, and the municipal code.

Appeals.

E. The subdivider has 10 days from the date of any adverse action with respect to a tentative map to file an appeal. Upon the filing of an appeal, the City shall set the matter for a hearing to be held within 30 days after the appeal is filed and render its decision within 10 days after the hearing.

[Ord. No. 1834, 6-3-2026]

The fees for a tentative map shall be specified by the city's fee schedule as adopted by resolution of the City Council. The City may require the subdivider to pay all development fees associated with the application for, or issuance of, a building permit or similar permit at the rates in effect at the time of the application or permit issuance as a condition of approval.

[Ord. No. 1834, 6-3-2026]

Expiration.

A. An approved or conditionally approved tentative tract map shall expire two years from the date of its approval unless it is recorded as a Final Map or as otherwise prescribed by the Subdivision Map Act.

Extensions.

B. Application for time extension shall be filed at least 45 days before a tentative map is due to expire. A time extension application is limited to just time extension and does not include any modifications to the conditions of approval. The Community Development Director may grant a one-year administrative extension of time provided that the property is properly maintained and free of weeds and debris. The Planning Commission may approve additional extensions provided that the total extensions do not exceed the maximum time frames prescribed by the Subdivision Map Act. The decision of the Director granting the one-year administrative extension may be appealed to the Planning Commission within 15 calendar days of the date of the Director's decision. The decision of the Planning Commission granting the one-year administrative extension may be appealed to the City Council within 15 calendar days of the date of the Director's decision. When a parcel map expires, the filing of a new map and repayment of fees is required.

Minor Amendments.

C. Minor amendments to the approved tentative map or conditions may be granted by the Community Development Director if no lots, units, or building sites are added, changes align with the original approval intent, and there are no Map Act or title violations. These amendments will be marked on the map and certified by the Community Development Director. Non-minor amendments must go to the Planning Commission for approval and follow tentative map processing provisions. Approved amendments do not change the map's expiration date.