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SB 1169

Subdivision Map Act: tentative maps: expiration dates.

2025-2026 Regular Session Introduced by Tim Grayson

SB 1169 tightens tentative subdivision map validity to eight years, sunsetting most 48-month extensions after 2026 and aligning state-wide applicability.

Read second time. Ordered to third reading.
#subdivisionmapact #expirationdates #tentativemaps
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Bill Summary · SB 1169

Bill overview

SB 1169, introduced in the California 2025-2026 session by Senator Grayson, amends the Government Code to modify how long approved or conditionally approved tentative subdivision maps remain valid and how extensions may be granted. The bill targets the Subdivision Map Act, specifically Section 66452.6, and addresses expiration dates, extension authorities, and related administrative processes.

Main purpose and intent

  • Extend the initial expiration period for an approved or conditionally approved tentative map from 8 years (new standard under the bill) and adjust related extension provisions.
  • Remove some of the current long-term extension authority tied to outside-the-boundaries public-improvement costs (the 48-month extension) except for certain pre-January 1, 2027 applications.
  • Clarify statewide applicability (including to charter cities) and reaffirm state interest in these land-use rules.

Key provisions and changes

  • Expiration period:
    • An approved or conditionally approved tentative map shall expire eight years after approval or conditional approval, or after any additional period allowed by local ordinance (not to exceed an additional 24 months).
  • 48-month extension:
    • The current mechanism allowing a 48-month extension if the subdivider expends a specified amount on public improvements outside the map’s boundaries is preserved only for applications submitted before January 1, 2027.
    • The bill removes general authorization for that 48-month extension for all later applications, effectively tightening long-term map validity.
  • Inflation adjustment:
    • The baseline amount (currently $236,790) for triggering the potential 48-month extension is adjusted annually for inflation beginning in 2012, with increases determined by the statewide cost index for class B construction.
  • Other timing protections:
    • Time periods for map validity do not run during development moratoria (up to five years, with possible extensions to six years, and additional provisions tied to moratoriums and related lawsuits).
    • Time during lawsuits can be stayed, with local agency procedures governing stays (up to five years, extendable under certain conditions).
  • Development agreements:
    • If a development agreement governs the property, the extension cannot exceed the duration of that agreement.
  • Phased final maps:
    • The number of phased final maps remains a local advisory decision at the time of tentative map approval.
  • Statewide vs municipal impact:
    • The bill includes findings that the changes address a statewide concern and thus apply to all cities, including charter cities, and imposes a state-mandated local program.

Who is affected

  • Subdividers and developers seeking tentative subdivision maps.
  • Local planning agencies and city/county planning departments administering subdivision approvals.
  • Property owners and applicants involved in developments subject to tentative and final map approvals.
  • Charter and non-charter cities across California.

Procedural and timeline aspects

  • Effective changes apply to applications submitted after the bill’s effective date, with a specific transitional rule for applications submitted before January 1, 2027 to preserve the 48-month extension under certain conditions.
  • The bill navigates existing moratorium and litigation timelines, clarifying how they interact with map expiration and extensions.
  • Reimbursement provisions indicate no new state mandated cost reimbursements are required.

Overall, SB 1169 tightens and clarifies the duration of tentative map validity, introduces a long-standing extension exception limited by a 2027 cutoff, and aligns statewide applicability with explicit findings of statewide concern.

Compiled from official sources — confirm details with the bill’s official record.

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