This chapter is enacted 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—Subdivision Map Act) and is intended to implement the provisions of that chapter.
(Ord. 3953 § 6, 1986)
A. 
Whenever this title requires the filing of a tentative map or a tentative parcel map for a residential development the subdivider may file a vesting tentative map or vesting tentative parcel map subject to the provisions of this chapter.
B. 
At the time a vesting tentative map is filed it shall have printed conspicuously on its face "vesting tentative map." If the map is a vesting tentative parcel map the words "vesting tentative parcel map" shall appear conspicuously on its face.
C. 
In addition to the other information required by this title to be shown on or provided with a tentative map or tentative parcel map a vesting tentative map or vesting tentative parcel map shall show or be accompanied by the following information in a form satisfactory to the city engineer and director of building and planning:
1. 
The height, bulk and location of proposed buildings;
2. 
Information on the uses to which the buildings will be put and general architectural renderings of the buildings;
3. 
Detailed lot lines and dimensions;
4. 
Detailed design (plan and profile) and specifications, prepared by a registered civil engineer, for all public facilities, including, but not limited to, on and off site sewer, water and drainage facilities; roads including final grades and alignment; and other on and off site improvements;
5. 
Detailed geological, drainage, flood-control, soils, traffic, or other reports deemed necessary by the director of building and planning to permit a complete review of the design and improvements for the subdivision. The subdivider, for subdivisions over four units, shall also submit a fiscal impact report prepared by an independent economic analyst, analyzing the projected impacts the development will have on public facilities and services; the report shall include marketing information and a cost benefit analysis for the project;
6. 
Detailed final grading and drainage plans, prepared by a registered civil engineer, showing existing and proposed finished grades at contour intervals, satisfactory to the city engineer;
7. 
Detailed landscape plans prepared in accordance with city ordinances, policies and standards;
8. 
Detailed environmental information sufficient to permit assessment of all environmental effects of the project including cumulative and long-term effects.
D. 
Notwithstanding Section 16.12.080 all vesting tentative maps regardless of the number of lots shall be considered by the city council pursuant to Section 16.12.090 after a report and recommendation by the planning commission.
E. 
Notwithstanding Section 16.24.100 all vesting tentative parcel maps shall be referred to the planning commission for consideration pursuant to the provisions of Section 16.12.080. The decision of the planning commission concerning a vesting tentative parcel map shall be final unless the decision is appealed to the city council pursuant to the provisions of Section 16.24.140.
F. 
Notwithstanding the provisions of Section 16.12.110 the time for filing a final map for a vesting tentative map shall not be extended except for subdivisions of one hundred or more units where an extension is necessary to accomplish an approved phasing program. Failure to file a final map within the time period established by Section 16.12.100 shall terminate all proceedings and no final map or parcel map for all or any part of the property included within the vesting tentative map shall be filed without first processing a new map pursuant to this title.
G. 
Notwithstanding Section 16.24.180 the time for filing a parcel map for a vesting tentative parcel map shall not be extended. Failure to file a parcel map within the time period established by Sections 16.24.160 and 16.24.170 shall terminate all proceedings and no final map or parcel map for all or any part of the property included within the vesting tentative map shall be filed without first processing a new map pursuant to this title.
H. 
A vesting tentative map or vesting tentative parcel map shall not be approved or conditionally approved unless the city council or planning commission, whichever is the final decision making body, finds on the basis of the studies and reports submitted by the subdivider that all public facilities necessary to serve the subdivision or mitigate any impacts created by the subdivision will be available for the entire time that the vesting tentative map or vesting tentative parcel map is valid plus any time during which the rights conferred by Section 16.18.030 exist.
(Ord. 3953 § 6, 1986)
A. 
Approval or conditional approval of a vesting tentative map or vesting tentative parcel map shall confer a 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 is repealed the approval 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 or vesting tentative parcel map was approved or conditionally approved. Any disputes whether a development substantially complies with the approved or conditionally approved map, or with the ordinances, policies or standards described in this subsection, shall be resolved by the city council.
B. 
Notwithstanding subsection A of this section the permit or entitlement for development may be conditionally approved or denied if at the time of the issuance of the permit approval or entitlement any of the following are determined:
1. 
A failure to condition or deny the permit or entitlement would place the residents of the subdivision or of the immediate community or both in a condition dangerous to their health or safety or both; or
2. 
The condition or denial is required in order to comply with state or federal law.
C. 
The rights conferred by a vesting tentative map or vesting tentative parcel map shall expire if:
1. 
A final map or parcel map is not approved prior to the expiration of the vesting tentative map or the vesting tentative parcel map;
2. 
The applicant has requested and the city has approved a change in the type, density, bulk or design of the development unless an amendment to the vesting tentative map or vesting tentative parcel map has been approved.
D. 
Upon the filing of a final map or parcel map for a vesting tentative map or vesting tentative parcel map the rights conferred by subsection A of this section shall continue for one year. Upon recording of the final map or parcel map under this chapter, it shall have printed conspicuously on its face "vesting final map" or "vesting parcel map." Where several final maps or parcel maps are recorded on various phases of a project covered by a single vesting tentative map or vesting tentative parcel map this period shall begin for each phase when the final map or parcel map for that phase is recorded. Phasing of projects must be approved coincidentally with map approval.
E. 
The time period set forth in subsection D of this section shall automatically be extended by any time used for processing a complete drainage/grading plan if such processing exceeds thirty days from the date a complete application is accepted.
F. 
A subdivider may apply to the city council for a one-year extension of the rights conferred by subdivision D at any time before the time period set forth in subsection D expires. An extension may be granted only if the council finds, at public hearing, that the map still complies with the requirements of this chapter. The city council may approve, conditionally approve or deny an extension in its sole discretion.
G. 
If the subdivider submits a complete application for a building permit during the periods of time set forth in subsections D through F of this section the rights referred to therein shall continue until the expiration of that building permit or any extension of that permit.
H. 
Upon the expiration of the time limits specified in subsections A, D, E, F or G of this section, all rights conferred by this section shall cease and the project shall be considered as the same as any subdivision which was not processed pursuant to this chapter.
I. 
Notwithstanding subsection A of this section the amount of any fees which are required to be paid either as a condition of the map approval or by operation of any law shall be determined by application of the law or policy in effect at the time the fee is paid. The amounts of the fees are not vested upon approval of the vesting tentative map or tentative parcel map.
(Ord. 3953 § 6, 1986)
No vesting tentative map or vesting tentative parcel map shall be approved if the proposed map or the design or improvement of the proposed development are not consistent with the applicable general, specific or master plans or with the applicable provisions of Title 17 of this code. If development of the project for which a vesting tentative map or vesting tentative parcel map requires any permits or approvals pursuant to Title 17 of this code those permits or approvals shall be processed concurrently with the vesting tentative map or vesting tentative parcel map. A vesting tentative map or vesting tentative parcel map shall not be approved if all other discretionary permits or approvals have not been approved either prior to or concurrently with approval of the map.
(Ord. 3953 § 6, 1986)