§ 17.28

The purpose of this chapter is to provide local criteria for the preparation, processing, and consideration for approval or denial of a vesting tentative map in accordance with Subdivision Map Act Section 66498.1 et seq. It is the further intent of this chapter to require sufficient information and process in considering a vesting tentative map and, if approved, its conferred vested rights to proceed with development, as necessary to ensure the preservation of the public health, safety, and general welfare and to promote orderly growth and development of the community.

(Ord. No. 2469, § 7, 11-2-2010)

A.

Prior to the submittal of a vesting tentative map application, the subdivider shall complete a preapplication in accordance with this section. A detailed written project description and preliminary subdivision drawings and related information shall be submitted to the planning division, along with the formal preapplication form as required by the development services director and applicable processing fee.

B.

The preliminary subdivision drawings shall be to a scale and detail sufficient to indicate the essential characteristics of the subdivision, including the number, size, and design of lots and the location and width of streets; provisions for utilities; the location of any important reservations or easements; the relation of the subdivision to all surrounding lands and topography; any necessary off-site street and utility improvements; and any other details necessary to facilitate a beneficial preliminary review.

C.

Upon receipt of a complete preapplication, the planning division will schedule a conference with the subdivider and appropriate city departments to discuss the preliminary subdivision design and make recommendations concerning the type and amount of information necessary for submittal of a specific vesting tentative map application. At the conclusion of the preliminary conference, the planning division shall advise the subdivider, in writing, if the proposed vesting tentative map conforms to the general plan and zoning ordinance; of the information to be provided with the filing of a vesting tentative map, along with any other information that will be deemed necessary to address CEQA environmental clearance; and/or other requirements of the project.

(Ord. No. 2469, § 7, 11-2-2010)

Once a preapplication has been completed, an application for a vesting tentative map may then be filed with the planning division in the same form and shall have the same contents, accompanying data and reports, and other requirements as set forth Chapter 17.20 for a standard tentative map, except as follows:

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, the subdivider shall also supply all additional information specifically identified during the preapplication process.

(Ord. No. 2469, § 7, 11-2-2010)

The general processing of the vesting tentative map shall be same as that required for a standard tentative map in Section 17.20.050 in determining a complete application, Section 17.20.060 for distribution for comments, Section 17.20.080 for environmental review, Section 17.20.090 for public hearing notices, Section 17.20.100 for an optional public meeting, and Section 17.20.110 for report distribution.

(Ord. No. 2469, § 7, 11-2-2010)

A.

Consideration for approval or denial of a vesting tentative map shall be by the planning commission as established under Section 17.04.070. The planning commission's initial review of a vesting tentative map shall consist of (1) consideration of the project's CEQA environmental documentation and (2) consent to the overall design of the subdivision or, if deemed necessary by the commission, recommendations to the subdivider of project-design changes viewed as necessary to gain approval in accordance with the requirements of this title, the Subdivision Map Act, General Plan, and Zoning Code.

B.

Based on the action of the planning commission during initial review of the vesting tentative map, the subdivider shall make any necessary project design modifications and then secure the following administrative plan approvals prior to setting a final public hearing for project approval with the planning commission:

1.

Obtain approval from the city engineer of complete public-improvement and grading plans for the project in accordance with RMC Chapter 16.12 and Chapter 17.70.

2.

Obtain final plan review approval from the director of all required architectural drawings for buildings, site layout, and accessory features in accordance with the requirements of the Zoning Code.

(Ord. No. 2469, § 7, 11-2-2010)

The required findings and conditions of approval for a vesting tentative map shall be same as those required for a standard tentative map in Sections 17.20.120 and 17.20.130.

(Ord. No. 2469, § 7, 11-2-2010)

A.

Tentative Map. Approval time limits for a vesting tentative map shall be same as those allowed for a standard tentative map in Section 17.20.140.

B.

Conferred Development Rights. The rights conferred under an approved vesting tentative map shall expire if a final map is not approved prior to the expiration of the map as provided in Section 17.20.140. If the final map is approved, these rights shall last for a period of one year beyond the recording date of the final map. Other time periods and provisions for rights conferred by a vesting tentative map shall be in accordance with SMA Section 66498.5.

(Ord. No. 2469, § 7, 11-2-2010)

Within ten days following the date of the approval or denial of a vesting tentative map by the planning commission, any person may file an appeal of the commission's action in accordance with the provisions of Section 17.04.110, Appeals.

(Ord. No. 2469, § 7, 11-2-2010)

Amendments to an approved vesting tentative map shall be as provided for a standard tentative map in Section 17.20.160 and as authorized under SMA Section 66498.2.

(Ord. No. 2469, § 7, 11-2-2010)

Chapter 17.30 - RESIDENTIAL CONDOMINIUMS

Sections: