(a) 
Whenever a provision of the Subdivision Map Act, as implemented and supplemented by this Division, requires the filing of a Tentative Map or a Tentative Parcel Map for a residential development, a Vesting Tentative Map may instead be filed in accordance with the provisions hereof.
(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.
(c) 
Except as otherwise set forth, the provisions of this Division shall apply to Vesting Tentative Maps.
The content and form of Vesting Tentative Maps shall be governed by the provisions of this section.
(a) 
At the time a Vesting Tentative Map is filed, it shall have printed conspicuously on its face the words “Vesting Tentative Map.”
(b) 
A Vesting Tentative Map shall be filed in the same form and have the same contents, accompanying data, and reports as set forth in this division for a Tentative Map except as hereinafter provided.
The following provisions shall govern the filing, processing, and review of Vesting Tentative Maps.
(a) 
A Vesting Tentative Map shall be processed and reviewed in the same manner as set forth in this Division for a Tentative Map, except as hereinafter provided.
(1) 
Prior to filing a Vesting Tentative Map, the subdivider shall have a preapplication conference with the Development Review Committee to determine if any additional information should be filed with the Vesting Tentative Map application. The applicant shall submit to the Development Review Committee prior to the preapplication conference all information that is required of a Tentative Map application. This information will be reviewed by the Committee, and additional information may be required by the Committee to be submitted with the Vesting Tentative Map application. Preliminary Environmental Review of the proposed project shall be completed prior to the preapplication conference.
The minutes of the preapplication conference shall dictate the filing requirements for the Vesting Tentative Map, and shall accompany the filing of said map. The information required by the Development Review Committee for formal submission of the proposed project may include, but is not limited to, the following.
(A) 
Drainage plan for control of both on-site and off-site storm runoff, water courses, channels, existing culverts, and drainpipes including existing and proposed facilities for control of storm waters, data as to the amount of runoff and the approximate grade, and dimension of proposed facilities for control of storm waters.
(B) 
Building envelopes.
(C) 
Proposed land use and types of structures.
(D) 
Detailed circulation information (existing and proposed); this information may include area-wide traffic data sufficient for the City to determine future needs.
(E) 
Detailed grading plans.
(F) 
Geological studies.
(G) 
Any information required by the Development Review Committee shall be clearly detailed and listed with an anticipated review period so that it can be acted upon within reasonable time. The department/office which requires any additional information shall approve the acceptability of this information from the applicant prior to the filing of the Vesting Tentative Map.
(H) 
The Development Review Committee may require the filing and concurrent review of other related development applications where it is necessary for the review and implementation of the Vesting Tentative Map.
(2) 
An approving action on a Vesting Tentative Map shall not occur prior to the effective data of approval of the associated discretionary permit or action.
(3) 
Upon filing a Vesting Tentative Map, the subdivider shall pay the fees required as established in the City Schedule of Fees for the filing and processing of a Vesting Tentative Map.
(4) 
The approval or conditional approval of a Vesting Tentative Map shall expire at the end of the same time period and shall be subject to the same extensions established by this division for the expiration of the approval or conditional approval of a Tentative Map.
(5) 
Any time prior to the expiration of a Vesting Tentative Map, the subdivider or assignee may apply for an amendment to the Vesting Tentative Map. No application for amendment shall be required when the reviewing authority finds that such amendment is a minor modification that is in substantial compliance with the original approval, and no new conditions of approval are required.
(6) 
For a subdivision whose intended development is inconsistent with the land use district or Specific Plan in existence at that time, that inconsistency shall be noted on the map. The Planning Agency may deny such a Vesting Tentative Map or approve it conditioned on the subdivider, or his or her designee, obtaining the necessary change in the land use district or Specific Plan to eliminate the inconsistency. If the change in the pertinent ordinance is obtained, the approved or conditionally approved Vesting Tentative Map shall confer the right to proceed with the development as approved.
(7) 
Fees for development permits (e.g., building and grading permits) filed per an approved Vesting Tentative Map or a recorded Vesting Final/Parcel Map shall be the fees in effect at the time of issuance of such permit.
(a) 
When the designated Planning Agency approves or conditionally approves a Vesting Tentative Map, that approval shall confer a vested right to proceed with the development in substantial compliance with the ordinances, policies, and standards in effect at the date the application for the subdivision has been determined to be complete and pursuant to California Government Code Section 66474.2. If Section 66474.2 is repealed, that 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 is approved or conditionally approved.
(b) 
Notwithstanding subsection (a), the Planning Agency may condition or deny a permit, approval, extension, entitlement, or require an amendment to the map 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.
(c) 
The Planning Agency may alter any condition of a Vesting Tentative Map through an amendment pursuant to Subsections 83.041105 (a) (5) and (6) in order to protect against conditions dangerous to public health and safety or to comply with State or Federal law.
(d) 
The rights conferred by this section shall expire if a Final or Parcel Map is not recorded prior to the expiration of the Vesting Tentative Map as provided in Section 83.040410(a)(4). If the Final or Parcel Map is recorded, these rights shall last for the following periods of time.
(1) 
These rights shall last for an initial time period of one year. 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 this Code shall be automatically extended by any time used for processing a complete application for a grading permit or for design or architectural review, processing exceeds 30 days from the date a complete application is filed.
(3) 
A subdivider may apply for a one-year extension at any time before the initial time period set forth in Section 83.040415(d)(1) expires. If the extension is denied, the subdivider may appeal that denial to the City Council within 15 days.
(4) 
If the subdivider submits a complete application for a building permit during the periods of time specified in this section, the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.