Portola Valley Municipal Code Ch. 17.21 Vesting Tentative Maps

A. This chapter shall apply only to residential developments until December 31, 1987, after which it shall apply to all developments. Whenever a provision of this title requires the filing of a tentative map, a vesting tentative map may be filed instead in accordance with the provisions of this chapter.

B. No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the general plan or any applicable specific plan or which is not permitted by the zoning ordinance or other applicable provisions of this code.

(Ord. 1985-209 § 5 (part), 1985)

A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports and shall be processed and shall be subject to amendment in the same manner as is provided by Chapter 17.20 for a tentative map, except that at the time a vesting map is filed it shall have printed conspicuously on its face the words "Vesting Tentative Map."

(Ord. 1985-209 § 5 (part), 1985)

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 in Chapter 17.20 for the expiration of the approval or conditional approval of a tentative map.

(Ord. 1985-209 § 5 (part), 1985)

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 in effect on the date the town has determined the application is complete. The vesting shall also be consistent with provisions described in Section 66474.2 of the Government Code.

B. Notwithstanding subsection A, a permit, approval, extension or entitlement may be made conditional or denied if any of the following determinations are made:

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 referred to in this chapter shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in Section 17.21.030. If the final map is approved, these rights shall last for the following periods of time:

1. An initial time period of twelve months, commencing with the recording of the final map. 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 subdivision 1 of this subsection shall be extended automatically by any time used for processing a complete application filed prior to the expiration of the initial time period for a grading permit or for design or architectural review, if such processing exceeds thirty 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 subdivision 1 of this subsection expires. If the extension is denied, the subdivider may appeal to the town council within fifteen days.

4. If the subdivider submits a complete application for a building permit during the periods of time specified in subdivisions 1 through 3 of this subsection, the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.

(Ord. 1985-209 § 5 (part), 1985)