This chapter is adopted pursuant to the authority granted by Chapter 4.5 (commencing with Section 66498.1) of Division 2 of Title 7 of the Government Code of the State of California (hereinafter referred to as the Vesting Tentative Map Statute).
(Ord. 2194-86 § 1)
(a) 
It is the purpose of this chapter to establish procedures necessary for the implementation of the Vesting Tentative Map Statute, and to supplement the provisions of the "Subdivision Map Act" and this title. Except as otherwise provided herein, the provisions of this title shall apply to this chapter.
(b) 
To accomplish this purpose, the regulations outlined herein are determined to be necessary for the preservation of the public health, safety and general welfare, and for the promotion of orderly growth and development.
(Ord. 2194-86 § 1)
No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the general plan and any applicable specific plan, or not permitted by the zoning ordinance or other applicable provisions of this code.
(Ord. 2194-86 § 1)
(1) 
A "vesting tentative map" shall mean a tentative map (A) until December 31, 1987, for a residential subdivision; or (B) on or after January 1, 1988, for any subdivision, that shall have printed conspicuously on its face the words "Vesting Tentative Map" at the time it is filed in accordance with the provisions of this chapter.
(2) 
A "residential subdivision" is a subdivision in which the lots may only be used for buildings designed and occupied for residential purposes, or purposes accessory thereto, pursuant to the zoning ordinance.
(3) 
All other definitions set forth in this title are applicable.
(Ord. 2194-86 § 1)
(a) 
Prior to January 1, 1988, this chapter shall apply only to residential developments, and on and after January 1, 1988, this chapter shall apply to all developments. Whenever a provision of the "Subdivision Map Act," as implemented and supplemented by this title, requires the filing of a tentative map or tentative parcel map for a development of a type for which vesting tentative maps are permitted, a vesting tentative map may instead be filed, in accordance with the provisions of this chapter.
(b) 
If a subdivider does not seek the rights conferred by the Vesting Tentative Map Statute, the filing of a vesting tentative map shall not be a prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.
(Ord. 2194-86 § 1)
A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports, and shall be processed in the same manner as set forth in this title for a tentative map, except that at the time a vesting tentative map is filed it shall have printed conspicuously on its face the words "Vesting Tentative Map."
(Ord. 2194-86 § 1)
Upon filing a vesting tentative map, the subdivider shall pay the tentative map filing fee required pursuant to Section 18.16.020(a).
(Ord. 2194-86 § 1)
The approval or conditional approval of a vesting tentative map shall expire and shall be subject to extension within and for the same time periods and subject to the same provisions as are applicable to a tentative map which is not a vesting tentative map.
(Ord. 2194-86 § 1)
(a) 
The subdivider shall have the right to file, at the time of filing of the vesting tentative map, an application for any other discretionary permit or approval required for the development for which the vesting tentative map is filed. The subdivider shall not be required to file any such application at that time except where and to the extent otherwise required by law.
(b) 
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 prescribed in Section 66474.2 of the Government Code pertaining to the vesting tentative map, and pertaining to any discretionary permit or approval for which an application was filed at the time of filing of the vesting tentative map. The filing of a vesting tentative map shall confer upon the subdivider the right to apply for other discretionary permits and approvals required for the development for which no application was made at the time of the filing of the vesting tentative map, but such applications shall be evaluated in accordance with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally approved.
If Section 66474.2 of the Government Code is repealed, the phrase in the preceding paragraph "prescribed in Section 66474.2 of the Government Code" shall be modified to read "in effect at the time the vesting tentative map is approved or conditionally approved."
(c) 
Notwithstanding subsections (a) and (b), a permit, approval, extension, or entitlement may be made conditional or denied if one of the following are determined:
(1) 
A 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 or denial is required in order to comply with state or federal law.
(d) 
The rights referred to herein shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in Section 18.22.080. If the final map is approved, these rights shall last for the following periods of time:
(1) 
An initial period of one year beyond the recording of the final map.
Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded.
(2) 
The initial time period set forth in (d)(1) shall be automatically extended by any time used for processing a complete application for a grading permit or for design or architectural review, if such processing exceeds thirty days from the date a complete application is filed.
(3) 
A subdivider may apply to the appropriate review authority as established by Section 18.20.070 for an extension of a tentative map or for the extension of a tentative parcel map, as the case may be, at any time before the initial time period set forth in (d)(1) expires.
(4) 
If the subdivider submits a complete application for a building permit during the periods of time specified in subdivisions (1) through (3), inclusive, the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.
(Ord. 2194-86 § 1; Ord. 2414-92 § 3)
Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the zoning ordinance in existence at that time, that inconsistency shall be noted on the map. The appropriate review authority as established by Section 18.20.070 may deny such a vesting tentative map or approve it conditional on the subdivider, or the subdivider's designee, obtaining the necessary change to eliminate the inconsistency. If the change in the zoning ordinance is obtained, the approved or conditionally approved vesting tentative map shall, notwithstanding Section 18.22.090(a) or (b), confer the vested right to proceed with the development in substantial compliance with the change in the zoning ordinance and the map, as approved.
(Ord. 2194-86 § 1; Ord. 2414-92 § 3)
Notwithstanding any provision of this chapter, a property owner or his designee may seek approvals or permits for development which depart from the ordinances, policies, and standards described in Sections 18.22.090 and 18.22.100, and these approvals may be granted to the extent that their departures are authorized by applicable law.
(Ord. 2194-86 § 1)