Mill Valley Municipal Code Ch. 21.80 Vesting Tentative Maps

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 of California (hereinafter referred to as the Vesting Tentative Map Statute), and may be cited as the "Vesting Tentative Map Ordinance."

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 the Mill Valley Subdivision Ordinance. Except as otherwise set forth in the provisions of this chapter, the provisions of the Subdivision Ordinance shall apply to the Vesting Tentative Map Ordinance.

To accomplish this purpose, the regulations outlined in this ordinance 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.

No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the Mill Valley General Plan and any applicable specific plan or not permitted by Title 20 (Zoning Ordinance) or other applicable provisions of the Mill Valley Municipal Code.

A. A "vesting tentative map" shall mean a "tentative map" for a residential subdivision, as defined in the Mill Valley Subdivision Ordinance, that shall have printed conspicuously on its face the words "Vesting Tentative Map" at the time it is filed in accordance with Section 21.80.060 and is thereafter processed in accordance with the provisions hereof.

B. All other definitions set forth in the Mill Valley Subdivision Ordinance are applicable.

A. This chapter shall apply only to residential developments. Whenever a provision of the Subdivision Map Act, as implemented and supplemented by the Mill Valley Subdivision Ordinance, requires the filing of a tentative map and 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.

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 the Mill Valley Subdivision Ordinance for a tentative map except as hereinafter provided:

A. At the time a vesting tentative map is filed, it shall have printed conspicuously on its face the words "Vesting Tentative Map."

B. At the time a vesting tentative map is filed, a subdivider shall also supply the following information:

1. The height, size, and location of buildings.

2. Sewer, water, storm drain and road details.

3. Information on the uses to which the buildings will be put.

4. Detailed grading plans.

5. Geological studies.

6. Flood control information.

7. Architectural plans for the units.

Upon filing a vesting tentative map, the subdivider shall pay the fees required by resolution adopted by City Council for the filing and processing of a tentative map.

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 the Subdivision Ordinance for the expiration of the approval or conditional approval of a tentative map.

A. 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 described in Government Code Section 66474.2.

However, if Section 66474.2 of the Government Code is repealed, 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 in effect at the time the vesting tentative map is approved or conditionally approved.

B. Notwithstanding subsection A of this section, a permit, approval, extension, or entitlement may be made conditional or denied if any 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.

C. The rights deferred to herein shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in Section 21.80.080. If the final map is approved, these rights shall last for the following periods of time:

1. An initial time period of two years. Where several 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 paragraph 1 of this subsection 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 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 paragraph 1 of this subsection 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 paragraphs 1—3 of this subsection, the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.

A. 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 City may deny such a vesting tentative map or approve it conditioned on the subdivider, or his/her designee, obtaining the necessary change in the zoning ordinance to eliminate the inconsistency. If the change in the zoning ordinance is obtained, the approved or conditionally approved vesting tentative map shall, notwithstanding Section 21.80.090(A), confer the vested right to proceed with the development in substantial compliance with the change in the zoning ordinance and the map, as approved.

B. The rights conferred by this section shall be for the time periods set forth in Section 21.80.090(C).

Notwithstanding any provision of this ordinance, a property owner or his/her designee may seek approvals or permits for development which depart from the ordinances, policies, and standards described in Sections 21.80.090(A) and 21.80.100, and local agencies may grant these approvals or issue these permits to the extent that the departures are authorized under applicable law.

(Ord. 1045 § 1, December 16, 1985)