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B-P. Tentative and Parcel Map Extension for AB 333
CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Ratification of two-year time extension granted by AB 333 for tentative tract and parcel maps that expire on or after July 15, 2009, and before January 1, 2012. SUBMITTED BY: Lauri Aylaian Director of Community Development DATE: August 4, 2009 CONTENTS: Location Map (to be distributed at meeting) Tract and Parcel Maps July 21, 2009 Memorandum from Best Best & Krieger A. DISCUSSION: On July 15, 2009, Assembly Bill 333 was signed into law and became effective immediately. AB 333 grants an automatic two-year time extension to tentative tract and parcel maps that expire on or after July 15, 2009, and before January 1, 2012, unless a development agreement provides otherwise. Per the City Attorney's direction, ratification by the Planning Commission is being requested. B. RECOMMENDATION: That the Planning Commission adopt the Consent Calendar ratifying the two-year time extension granted by AB 333 for Consent Calendar Agenda Item Nos. B thru P. Lauri Aylaian Director of Community Development /tm ,„, w. ,):•i, ' - ' • -• , ,,,,,,' '•-• ,i . ,. ' •,,,,,•,-, -:3i:„, ::-, , : , f-,,i•••,; T''.', °'t4 4.- .• :i: g,,,t', --i ;i•-• 7'1 .r.,.'. 4:..; fl,t '/ ,v, :' ' , -,!, Pi' =,* -r, , -.01 - ; ',', V;i1,-,' :4%-d :':'..; i.,,,,-,' ',. g • :T .;' i.,„i'... :,-T, . ,-,r,,:i ;,,, ?,,, g;Jli g.,!,,,,,§ i ..,,. ,..'L 2•2" '.. : .` .:.i i ' 11.• S ri -3'N,,.-Ti C.4 , /4 YPIIIIIIMI„....... 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PARCELB " I f 1 H �. u 7 1T A. rr- -�-d�w w L w-b- 1 3 �g• „ UTaITlE 5i� m.n.m i nACEL1 I1�� 1 g PARCEL a ? I �, pB�l r I .uc. Y.B.113f1S1 p i L FeALELI PNiCEL1 PARCEL3 PARCEL, 1? I 1j @i L .11I �� ARCELB ! I p3 SCHOOL DISTRICT -�I- :..I�- - _ I. .� B p ' ICT y W W — . LEGAL DESCRIP70N Yhi;Itil �I °� i x�ma corm srnr[a rxraerw l hi 3d P PARCEL 5 a NOTE A f I r _ - .,w oz _ ,nr.„-f.,„, J .. _• v TABULATION OF PROPERTY AREAS \ BI p E o, �� +@ `�� m T � EASEMENT NOTES 0. © 0 _ Y i __ _ _ - _ - --_ - _ _ .ms,„ I N,152IiJ8'E 157.07 -T---��� �•c�""""",- ' �,� A-.-- © O.1w ,woos.z vo,+r Pr me SECTION A-A I „ l � I .oREM SION5 ,. -a5, I a w"0wm _... ' A MI , 414�y r o R. 417 Lc g 3/1NAA V 4NZb a N — r 6B � -- oo »z 1 � ) R 1 i CO a�_ s a Opt •amb , �> a�o� - a s Zg I � I' (v all 0n % z Lo° w' mg1 ` A r ✓ PwOQ I� ( vrn �O 1 aI I 0 ' noind a'F.. XIrryoN I ) pla I u sl0> C8 rI �p O O N l --1 •9 Uo�� _ f�/� yip? A 41IcZ Cc U = _ � O? r CC in, 1 Qo 2 awero- ( nxa1 � ✓ �1 1 Q o 0 �1 WS 0 W6 l = r- 1` ,g ama r LIJ I �_ 1 ' I — ,0, f / 44' gl I Is S— s-,< --—%orn.eer+ 01 W O ‹z tarp Z3 WW 0 3338 u uVi kza" L�.I ' C7 O s€ §€ems. ,WW1 Q w W 0p U = o r a" W W Z W dl§ly' J' J 3,_o Q lL1 U' 3 Cn a a 8 U e P J 1 wa,p m Y m E .1 �Z 0 in. Q.^.Q e N t 5 H Q: �f; J \ n w W T g p 1 H "<g §i`�8e�� �k Jam. f„22 Pr Q �R� &n� �y��336� `6- n 4 , 0 i' pQ b ��'yy'nni g Oy 3/ k.1 �uxxcl Ill 5UP >0 6 M q 0 U d xclx 0 q:qo0 u —E U. I I Nr UeG W :9"" © bra= m Qp Z Q h h''. 6Q i1 $ z °n ;" :' 2 u 6O g A kk ` � 8 aq io ea z x �g pp i fia � 2Qp1, '. Cn^SOW < l\ e"� 8�� o a3 �� "o dO c I a ��..... Uri gill z 3 m 0 am,ITpt_ co i*!ir1l 17 voit , e to II:� qGd o� a G- , ZI ¢ xZ 0 ,W/// �a CCol en rs ri C \ e � � y M1yd I � I tl 1 lY3S .Up jo .,aoe MtON Y I 39Y8MY OHJ14YN d0 Xlp es rvdr BEST BEST & KRIEGER ATTORNEYS AT LAW July 21, 2009 MEMORANDUM To: MUNICIPAL CLIENTS FROM: BEST BEST& KRIEGER LLP RE: AB 333: NEW LAW AUTOMATICALLY EXTENDS THE LIFE OF TENTATIVE SUBDIVISION AND PARCEL MAPS BRIEF SUMMARY On July 15, 2009, Governor Schwarzenegger signed into law Assembly Bill 333 ("AB 333"), effective immediately, which extends the life of tentative subdivision and parcel maps and certain state agency "approvals." This memorandum briefly describes the effects of AB 333. BACKGROUND The Subdivision Map Act (the "Act") establishes a statewide regulatory framework for controlling the subdivision of land. It generally requires a subdivider to submit, and have approved by the city, county, or city and county, a tentative (or vesting tentative) map (hereafter simply referred to as a "tentative map"). Once the conditions of approval of the tentative map have been satisfied, the subdivider can file for approval and recordation of a final map, which formally subdivides the property. The Act provides for the expiration of tentative maps after specified periods of time, and provides for both automatic and discretionary extensions of time. AB 333 represents the Legislature's desire to address the severe impact that the current recession has had on developers. Like previous legislation in 1993 (SB 428), 1996 (AB 771), and most recently in 2008 (SB 1185), AB 333 seeks to extend the lives of tentative maps. AB 333 largely replicates the language of SB 1185, with two minor exceptions. AB 333 authorizes an automatic extension for tentative maps and state agency approvals as follows: • First, the expiration date for a tentative map that expires on or after July 15, 2009 and before January 1, 2012 is extended by twenty-four (24) months. • Second, the expiration date of any legislative, administrative, or other approval of any state agency whose approval relates to a tentative map extended pursuant to AB 333 is extended by twenty-four(24) months. Unlike SB 1185, AB 333 alters the rules for imposing conditions on building permits that an agency could have placed on a previously approved tentative or parcel map, but did ONTARIO\RTI LFORD\305157.1 BEST BEST 8r KRIEGER ATTORNEYS AT LAW not. For tentative or parcel maps that rely on the AB 333 extension, the following applies: • First, the period of time after the recordation of a final map or parcel map during which a city, county, or city and county is prohibited, with exceptions, from imposing specified conditions on a building permit is reduced from five (5) years to three (3) years. • Second, a city, county, or city and county is not prohibited from levying any fees or imposing a condition that requires the payment of a fee upon or after the issuance of a building permit. AB 333 CHANGES TO THE SUBDIVISION MAP ACT AB 333's most significant change is its addition of Section 66452.22 to the Act. The multiple components of Section 66452.22 are analyzed below. SECTION 66452.22, SUBD. (A)AND(B)AUTOMATIC EXTENSION FOR TENTATIVE MAPS Under subdivision (a), the expiration date of any tentative subdivision map (or parcel map which has received tentative approval)that will expire on or after July 15, 2009 or before January 1, 2012 is automatically extended for twenty-four (24) months. Subdivision (b) states that this extension will be in addition to any other extension of the expiration date found in Section 66452.61, 66452.112, 66452.133, 66452.214, or 66463.55. ' Section 66452.6 of the Government Code establishes the default expiration date of an approved or conditionally approve tentative map as twenty-four (24) months after approval, with the option of an additional extension of time not to exceed twelve (12) months, as established by local ordinance. It also provides that if the subdivider is required to expend a certain amount to provide off-site public improvements, each final map filed prior to the expiration of the tentative map extends the expiration of the tentative map by thirty-six (36) months. In addition, this section also provides for a discretionary six (6) year extension of the expiration date by the legislative body authorized to approve or conditionally approve tentative maps. Lastly, this section establishes a pause in the running of the expiration period caused by a development moratorium or a lawsuit. 2 Section 66452.11 of the Government Code provides for a 24-month extension for all approved tentative subdivision or parcel maps that had not expired on the effective date, September 13, 1993. 3 Section 66452.13 of the Government Code provides for a 12-month extension for all approved tentative (or vesting tentative)subdivision or parcel maps that had not expired on the effective date, May 14, 1996. 4 Section 66452.21 of the Government Code provides for a 12-month extension for all approved tentative (or vesting tentative)subdivision or parcel maps that had not expired on the effective date,July 15, 2008. 5 Section 66463.5 of the Government Code provides for the default expiration date of twenty-four (24) months for parcel maps, the local ordinance extension of 12 months and the discretionary six (6) year extension of the expiration date by the legislative body for the approval of a parcel map. It also restates the pause in the running of the expiration period as a result of development moratorium or lawsuit. -2- ONTARIO\RTILFORD\305 157.1 BEST BEST & KRIEGER U ATTORNEYS AT LAW SECTION 66452.22, SUBD. (C)AUTOMATIC EXTENSION OF STATE AGENCY APPROVALS AB 333 also provides that any legislative, administrative, or other approval by any state agency that pertains to a development project included in a map that is extended pursuant to AB 333, shall be extended by twenty-four (24) months if approval has not expired on or after July 15, 2009 and before January 1, 2012. The effect of subdivision (c) is to extend related approvals issued by acknowledged state agencies such as the California Coastal Commission, the California Department of Fish and Game, and the Regional Water Quality Control Boards. SECTION 66452.22, SUBD. (D)DETERMINATION OF THE DATE OF EXPIRATION In determining whether a map has expired prior to January 1, 2012, and thus qualifies for an AB 333 extension, AB 333 requires that parties add the following extensions: • The maximum six (6) year discretionary extension of time granted by a legislative or advisory body authorized to approve or conditionally approve tentative maps, if such extension is granted on or before July 15, 2009. (Gov. Code, §§ 66452.6 (e), 66463.5 (c).) • The thirty-six (36) month extension granted in connection with the filing of a final map for a map that was recorded on or before July 15, 2009. (Gov. Code, § 66452.6 (a).) Subdivision (d) also goes on to state that the determination of the current expiration date does not include any development moratorium or litigation stay allowed or permitted by Sections 66452.6 or 66463.5 of the Act. SECTION 66452.22, SUBD. (E)BUILDING PERMIT CONDITIONS Finally, AB 333 amends the prohibition on imposing conditions on building permits after the approval of a tentative map or recordation of a final map. Previously under the Act, a city, county, or city and county were prohibited (with exceptions) during a five (5) year period following recordation of a final or parcel map from imposing conditions that could have been placed on a tentative or parcel map at the time of their approval. AB 333 reduces this period to three (3) years for maps extended pursuant to AB 333. For maps extended pursuant to AB 333, the new legislation also authorizes a city, county, or city and county to levy a fee or impose a condition that requires the payment of a fee upon the issuance of a building permit or after the issuance of a building permit. CONCLUSION AND RECOMMENDATION With statutory time limits looming, some developers risked losing their earlier approvals and having to start over again. Similar to the Legislature's three prior extensions in 1993, 1996 and 2008 during similar recessionary periods, AB 333 seeks - 3 - ONTARIO\RT1LFORD\305157.1 BEST BEST & KRIEGER U ATTORNEYS AT LAW to preserve subdividers' approved maps for a longer period of time so that they may commence development once the California economy improves. Although the time extensions in AB 333 appear straightforward, agencies must apply these extensions in accordance with the myriad of other extensions and technical requirements set forth in the Act and local ordinances. Should you have any questions about AB 333 and how this new law affects you, please do not hesitate to contact the BB&K attorney of your choice for more information. MARCO A.MARTINEZ RAHSAAN J. TILFORD -4- ONTARIO\RTILFORD005157.1