The purpose of this chapter is to establish procedures for the review, approval and administration of vesting tentative maps.
(Ord. 99-23 § 1)
Whenever this title requires the filing of a tentative map or tentative parcel map, a vesting tentative map may instead be filed in accordance with the provisions of this chapter.
(Ord. 99-23 § 1)
A vesting tentative map shall be filed in the same form, shall have the same content, accompanying data and reports and shall be processed in the same manner described for tentative maps in Chapter 16.09 except as described in this chapter.
(Ord. 99-23 § 1)
At the time a vesting tentative map is filed, it shall have printed conspicuously on its face the words "Vesting Tentative Map." The application shall be submitted in accordance with Chapter 16.09.040 accompanied by the following additional materials:
A. 
Details on the height, size, and location of proposed buildings;
B. 
Architectural elevations, schematic plans, and materials board for proposed building.
(Ord. 99-23 § 1)
A. 
The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards described in Section 66474.2 of the Government Code. However, if Section 66474.2 of the Government Code is repealed, the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting tentative map is approved or conditionally approved.
B. 
The above notwithstanding, a permit, approval, extension, or entitlement may be made conditional or may be denied if any of the following are determined:
1. 
Failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both;
2. 
The condition(s) or denial is required in order to comply with state or federal law.
C. 
The provisions of this section shall not:
1. 
Limit the city from imposing reasonable conditions on subsequently required approvals or permits necessary for the development and authorized by the ordinances, policies, and standards described in subsection A of this section;
2. 
Diminish or alter the types of conditions, which may be imposed by the city on a development of the city's power to protect against a condition dangerous to the public health or safety.
(Ord. 99-23 § 1)
A vesting tentative map shall be approved by the city only if the city makes findings in accordance with Section 16.09.140.
(Ord. 99-23 § 1)
A. 
The approval or conditional approval of a vesting tentative map by the city council shall expire thirty-six months after such approval. Prior to the expiration date, upon written request therefore, the vesting tentative map expiration date may be extended by the city council for a period or periods not exceeding a total of five years. The council may deny an extension if it makes a finding that the extension will:
1. 
Adversely affect the public health, safety or welfare; or
2. 
Map fails to comply with state or federal law; or
3. 
That any of the findings required by Section 16.09.140 cannot be made.
B. 
If a final tract map is approved prior to the expiration of the vesting tentative map, the tentative map vesting rights for the final tract map area shall last for the periods listed below:
1. 
An initial time period of one year, following recordation of the final tract map. Where several final tract maps are recorded on phases of a project covered by a single vesting tentative map, the one-year time period for each final tract map shall begin on the date of recordation of that final tract map.
2. 
The initial time period set forth in the above paragraph shall be automatically extended by any time used by the city for processing a complete application for a grading permit or for design or architectural review, if such processing exceeds thirty days; provided, however, that such extension shall only be for the number of days in excess of thirty days, and provided further that such extensions shall not be cumulative.
3. 
If, during the two-year period following approval of a final tract map or parcel map, the city receives a complete application for a building permit and the subdivider has satisfied all requirements for the issuance of a building permit, the right to proceed with development in accordance with the tentative map shall continue until the expiration of the building permit.
(Ord. 99-23 § 1)
At any time prior to the expiration of a vesting tentative map, the subdivider, his or her successor, or his or her assignee, may apply for a modification to such map. A public hearing shall be held by the planning commission on any application involving a modification to the vesting tentative map or by the development related thereto, following procedures set forth for the modification of tentative maps in Section 16.09.220. Approval of a modification to a vesting tentative map or development related thereto, shall not alter the expiration date of the vesting tentative map. Any modification to a vesting map will be evaluated for compliance with those city regulations, standards, and policies in effect at the time the request for modification is deemed complete.
(Ord. 99-23 § 1)