Division 2 — VESTING TENTATIVE MAPS

A vesting tentative map may be filed for either a residential or nonresidential development project. Whenever a provision of this title or the Act requires the filing of a tentative map or parcel map, a vesting tentative map may be filed in accordance with the provisions of this division.

(Ord. 1102, passed 6-7-04)

(A) A vesting tentative map is filed using the same form, accompanying reports, and data as a tentative map, with the following additional requirements:

(1) Identification. At the time a vesting tentative map is filed, it must have printed conspicuously on its face the words "Vesting Tentative Map.”

(2) Right-of-way. The map must show proposed street widenings and extensions; existing and proposed sidewalks and curb cuts; existing and proposed fire hydrants within 300 feet of the project perimeter; and existing utility poles.

(3) Site and buildings. Information must be provided regarding the type and use of all buildings, both existing and proposed; location of buildings to be removed; square footage of each floor, building, lot, and total project; all facilities and accessory structures related to underground utilities and street lighting; all mechanical equipment on the buildings or on the site; appropriate screening methods and materials; and the location and screening of outdoor trash and storage areas.

(4) Parking and circulation (if applicable). Information must be provided regarding the parking spaces to be provided, with total number of spaces given; wheel stops or curb substitute; parking space striping; handicap parking;

ingress and egress to include all private drives; and pedestrian walkways.

(5) Landscaping (if applicable). Diagrams must be provided showing and identifying all existing trees; existing and proposed landscaped areas in terms of proposed plants by type, size, spacing, and number; screening of adjacent properties, if required; and square footage of common usable and private open space (patio) areas, where such is required by this title.

(6) Floor plans. Dimensioned preliminary floor plans must be provided for each proposed use.

(7) Building elevations, with grading. Diagrams must be provided to show two cross-section lines that clearly portray buildings and grading concepts; natural grade (dotted lines) and finished grade (solid lines); preliminary renderings of front, right side, left side, and rear elevations of all buildings; building height in feet and stories; proposed construction materials; and the proposed colors of all buildings.

(B) Through the application review process, the Director or Engineer may require that additional information be included with the vesting tentative map to provide important or necessary disclosures or other information. (Ord. 1102, passed 6-7-04)

Except as they specifically differ in this division, procedures for processing a vested tentative map are the same as for processing a tentative map including, without limitation, filing, review, notification, Planning Commission consideration, City Council approval, final decisions, changes after approval, expiration, and renewal. (Ord. 1102, passed 6-7-04)

The decision of the City Council to approve, conditionally approve, or deny a vesting tentative map is final and, unless specified otherwise, becomes effective upon the date such decision is rendered. (Ord. 1102, passed 6-7-04)

(A) The approval of a vesting tentative map confers a vested right to proceed with development on recorded lots in substantial compliance with the ordinances, policies, and standards in effect on the date that the map is approved.

(B) The city may condition or deny a permit, approval, extension, or entitlement pursuant to the approved vesting map if the City Council determines any of the following:

(1) Failure to take such action would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health and safety, or both.

(2) The condition or denial is required to comply with state or federal law.

(C) All development permit fees required subsequent to the approval of the vesting tentative map must be paid. (Ord. 1102, passed 6-7-04)

(A) The rights conferred upon a vesting tentative map is vested for an initial time period of 24 months from the date a Final Map is recorded. Where several Final Maps are recorded on various phases of a project, approved by a single vesting tentative map, this time period begins for each phase when the Final Map for that phase is recorded.

(B) The initial time period is automatically extended by any time used by the city for processing a complete application for a grading permit or for design or architectural review, if the time period used by the city to process the application exceeds 30 days from the date the complete application is filed.

(C) The conditions under which an extension of time or stay is granted for a vesting tentative map must be consistent with that established for tentative maps.

(Ord. 1102, passed 6-7-04)

If a developer submits a complete application for a building permit during the initial time period, or any granted extension, the rights conferred by the vesting map continue until the expiration of that building permit or any extension to that building permit that the city may issue.

(Ord. 1102, passed 6-7-04)