Whenever this Title requires that a tentative subdivision map or a tentative parcel map be filed, a vesting subdivision map may instead be filed, subject, however, to the following limitations:
A. 
A vesting map shall not be approved unless the Planning Commission finds it to be consistent with the adopted General Plan. Except as otherwise provided in subdivision C of this section, a vesting map may not be filed concurrently with a General Plan amendment nor during the processing of a General Plan amendment for the area covered by the proposed vesting map.
B. 
Applications for projects which require amendments to an adopted community plan, or the Zoning Code, or which require discretionary approvals pursuant to the Zoning Code, including, but not limited to, special development permits, use permits, development plan reviews, exceptions, special review of parking or variances, may not include an application for a vesting map unless all needed applications for such approvals for the project are concurrently filed with the vesting map. Vesting maps may not be approved with the condition that needed plan amendments, zoning and discretionary approvals be subsequently secured.
C. 
Notwithstanding any other provision of this Code, an application for a vesting map may be filed concurrently with an application to amend the General Plan provided that the area covered by the vesting map is included in the area covered by the application to amend the General Plan and is also included in either a concurrently filed or previously filed application for a Specific Plan.
(SCC 651 § 10, 1986; SCC 0975 § 1, 1994; SCC 1585 § 34, 2015; SCC 1757, 7/22/2025)
The approval of a vesting tentative map by the Planning Commission shall confer a vested right to apply for permits needed to proceed with development and have the County exercise its discretion to approval, disapprove, or approve such permits with conditions, on the basis of ordinances, policies, and standards in effect at the time the application was determined to be complete pursuant to Section 65940 of the Government Code.
A. 
This chapter does not enlarge, diminish, or alter the power of the Planning Commission to deny approval of the requested project or any part thereof, or to impose conditions on the approval of a project.
B. 
Nothing in this chapter removes, diminishes, or affects the obligation of any subdivider or local agency to comply with the conditions and requirements of any state or federal laws, regulations, or policies.
C. 
In the event that Section 66474.2 of the Government Code is repealed, any subsequent approvals of vested maps shall confer a vested right to proceed with development in substantial compliance with ordinances, policies, and standards in effect at the time the vesting map is approved or conditionally approved, rather than at the time the application was determined to be complete.
D. 
Notwithstanding this chapter, the Planning Commission or agencies thereof may condition or deny a permit, extension or entitlement, including but not limited to, final maps and building permits, if it determines any of the following:
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.
(SCC 651 § 10, 1986; SCC 1585 § 35, 2015; SCC 1757, 7/22/2025)
In administering an approved vesting map, the following shall be applicable:
A. 
Approval of a vesting map applies only to actions considered and approved by the Planning Commission. If the vesting map was approved with conditions, the approval is subject to those conditions. If related applications for discretionary permits were approved in conjunction with the vesting map, the approvals are subject to applicable ordinances, policies, and standards granting those entitlements, including any conditions thereon.
B. 
The rights conferred by approval of a vesting map shall last two years from recordation of the final map.
C. 
When several final maps are recorded on various phases of a project covered by a single vesting tentative map, the initial "vesting period" shall begin for each phase on the date the final map for that phase is filed.
D. 
Modifications that are in substantial conformance to the approved plans may be permitted upon approval of the Planning Director. In the event the Planning Director determines that the modifications are not in substantial conformance, the determination may be appealed by the applicant through the normal Title 22 appeal procedures. Alternatively, the Planning Director may choose to refer the matter to the approval body of the vesting map for a determination. Any approved or denied modification request shall not alter the effective period or rights conferred by approval of a vesting map.
(SCC 651 § 10, 1986; SCC 1585 § 36, 2015; SCC 1757, 7/22/2025)
Vested rights that have been conferred shall end on the occurrence of the following, whichever comes first:
A. 
A final map is not filed within three years of approval of the vesting tentative map or, if an extension of time has been granted, within the time specified by that extension. The time allowed for filing may be extended by a moratorium or a stay under Section 22.20.065 provided that such moratorium or stay would have prevented a final map from being filed during that period.
B. 
If a final map is filed, the vesting rights shall end two years after the date of final map recordation.
C. 
The expiration of a building permit, including extensions, issued pursuant to a vesting map, and issued during the time vesting rights are valid.
D. 
Vesting rights shall automatically be extended by any time used by a county department for processing a complete application for a grading permit or for design or architectural review, if the time used by the County exceeds 30 days from the date a complete application is filed.
(SCC 651 § 10, 1986; SCC 1585 § 37, 2015; SCC 1757, 7/22/2025)
The provisions for filing a complete application for a tentative map, as set forth in Section 22.20.005, are applicable to vesting maps, however, the requirements for filing a vesting map shall also include:
A. 
All copies of the submitted vesting maps shall be identified with the words "VESTING TENTATIVE MAP" conspicuously printed on the face of the map.
B. 
A preliminary grading plan shall be submitted concurrently with the application for a vesting map. The preliminary grading plan shall show existing topography at a contour interval sufficient to show the general slope of the property and shall show the proposed elevations of roads at 100 foot stations, proposed building pad elevations, and all lot corners around the periphery of the project. The preliminary grading plan shall be prepared to a one foot plus or minus tolerance.
C. 
A tree preservation plan shall be submitted concurrently with the application for a vesting map. The tree preservation plan shall accurately identify all existing trees as to species, trunk size and dripline. Trees that are proposed for removal shall be marked "TO BE REMOVED." Any provisions for tree preservation, transplanting, or new plantings shall be identified.
D. 
A preliminary site plan showing building locations and exterior features on each lot shall be submitted concurrently with the application for a vesting map. For single family detached and zero lot line projects, the site plan may consist of a lotting plan with typical building envelopes. Such plan shall indicate all building setbacks, building heights, number of stories, driveway locations, landscaped areas, and other improvements as the developer proposes to install.
E. 
In those circumstances where a development plan review is required by ordinance, zoning agreement, special development permit, or by a condition of previous approval, such review application and all exhibits necessary for the review shall be submitted concurrently with the application for a vesting map.
F. 
In those circumstances where the project requires concurrent discretionary approval as set forth in Section 22.25.010(C), all exhibits necessary for such application shall be submitted concurrently with the application for a vesting map.
G. 
Such other exhibits that fully depict features of the development which the developer desires review for the purpose of approval concurrently with vesting map.
(SCC 651 § 10, 1986; SCC 1585 § 38, 2015; SCC 1757, 7/22/2025)