§ 16.03

Whenever this title requires that a tentative map be filed, a vesting tentative map may be filed, provided that the vesting tentative map is prepared, filed and processed in compliance with this chapter. A vesting tentative map may be filed for either residential, commercial or industrial developments.

(Ord. No. 698, § 4, 10-14-15)

A vesting tentative map shall be filed in the same form, have the same contents and accompanying data and reports and, shall be processed in the same manner as set forth by this title as a tentative map, except that the following requirements shall also apply.

A.

Application Content. The vesting tentative map shall include the following information in addition to that required by Section 16.02.020 (Application form, contents, supplementary information):

1.

Title. The vesting tentative map shall be prepared with the words "vesting tentative map" printed conspicuously on its face; and

2.

Additional Supporting Materials. At the time a vesting tentative map is filed, the applicant shall supply the following additional supporting material:

a.

Site plans showing the size and location of all proposed buildings, driveways, parking, landscaping and walls, and other pertinent information in sufficient detail to determine the height and square footage of each structure and its conformance with existing regulations or changes in regulations which have been requested by the applicant;

b.

Information on the uses to which each structure will be put;

c.

Plans, specifications and reports for all public facilities including, but not limited to, fire access, on- and offsite sewer, water, drainage, roads and other public improvements, meeting the approval of the city engineer;

d.

Detailed grading plans showing all existing and proposed contours and elevations, meeting the approval of the city engineer; and

e.

Any additional plans, reports or studies required by the city which are, in the opinion of the community development director, necessary to process the subdivision of land and development thereon.

B.

Findings for Approval. The approval of a vesting tentative map shall not be granted unless the Commission first determines that the intended development of the subdivision is consistent with the zoning regulations applicable to the property at the time of filing, in addition to all other findings required for tentative map approval by Section 16.02.050 (Findings) and the requirements of Section 16.02.070 (Tentative map approval or disapproval).

(Ord. No. 698, § 4, 10-14-15)

An approved vesting tentative map shall be subject to the same time limits for expiration as are established for tentative maps by Section 16.02.110 (Expiration of tentative map approval; time limits for recording final map).

(Ord. No. 698, § 4, 10-14-15)

The applicant may apply for an amendment to the vesting tentative map or conditions of approval at any time before the expiration of the vesting tentative map. An amendment request shall be considered and processed through the same procedures as a new application, in compliance with this chapter.

(Ord. No. 698, § 4, 10-14-15)

A.

The approval of a vesting tentative map shall confer a vested right to proceed with development of the subdivided lots in substantial compliance with the ordinances, policies and standards (excluding fees) in effect at the time the map is approved or conditionally approved.

B.

Subsequent land use permits, building permits, extensions of time or other entitlements filed on parcels created by the subdivision may be approved or denied subject to the findings required for each subsequent land use permit or other entitlement only if the commission determines that:

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; or

2.

The condition or denial is required in order to comply with state or federal law.

D.

Fees charged for building or land use permits, filed after the approval of a vesting tentative map shall be as required at the time the subsequent permit applications are filed, including any related utility or development impact fees (e.g., sewer/water hookup fees, traffic mitigation fees, etc.). Application contents shall be as required by ordinance requirements in effect at the time the subsequent application is filed.

(Ord. No. 698, § 4, 10-14-15)

The development rights vested by this section shall expire if a final map is not approved before the expiration of the vesting tentative map in compliance with Section 16.02.110 (Expiration of tentative map approval; time limits for recording final map). If the final map is approved and recorded, the development rights shall be vested for the following periods of time:

A.

An initial time period of twenty-four months from the date of recordation 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.

B.

The initial twenty-four months shall be automatically extended by any time used for processing a complete application for a grading permit or for site plan and design review, if processing exceeds thirty days from the date the application is accepted for processing as complete.

C.

The applicant may apply for a one-year extension at any time before the initial twenty-four months expires. Application for an extension shall be submitted to the community development director and shall be accompanied by the required fee. The commission shall approve or deny any request for extension provided the extension request complies with the findings made for granting the original approval of the vesting tentative tract map.

D.

If the applicant submits a complete application for a building permit during the periods of time specified in subsections A and B above, the vested rights shall continue until the expiration of the building permit, or any extension of that permit.

(Ord. No. 698, § 4, 10-14-15)

Chapter 16.04 - FINAL MAPS

[16.04.005 - Approval.]

After the approval or conditional approval of a tentative map, the applicant may cause the real property included within the map, or any part thereof, to be surveyed and a final map prepared and filed with the city engineer in accordance with the approved or conditionally approved tentative map. Final maps shall be filed prior to expiration of the applicable tentative map, as required in Section 16.02.110 (Expiration of tentative map approval; time limits for recording final map).

(Ord. No. 698, § 4, 10-14-15)