The purpose of the PAR is to advise prospective applicants of current City standards and requirements; to assess whether a proposal is consistent with such standards before the applicant has expended sums of money; make applicants familiar with requirements and thus potentially shorten the processing time for applications; and encourage designs which are sensitive to the City's environmental and development priorities. The PAR is an optional process which is not required of an applicant. The PAR letter is NOT a development entitlement in any way.

(Ord. 122, passed 8-5-2009)

   A PAR application shall be made in writing to the City Planner on forms provided for that purpose. All applications must be accompanied by the filing fee set by Resolution No. 09-29 of the City Council.

   The amount and detail of information submitted with the application varies with the complexity of the project. The following is the minimum information required. The City Planner may require additional information before the application is determined to be complete.

   (a)   Current contact information for the applicant.

   (b)   Current contact information for the developer.

   (c)   Location of development and Assessor's Parcel Number.

   (d)   Current zoning and general plan designation (if known).

   (e)   Type of development proposed and project description.

   (f)   Any current entitlements; types of entitlements requested.

   (g)   Proposed timing.

   (h)   Proposed environmental review.

   (I)   Physical characteristics of the property; acreage, boundary lines and appropriate maps and exhibits which show proximity to streets (private or public), circulation and access; on-site drainage: a contour map may be requested.

   (j)   Existing dwellings or other structures located onsite or within 100-feet of property lines.

   (k)   Current services: water, sewer, gas, electricity.

   (l)   Proximity to schools.

   (m)   Is the property in:

      (1)   MSHCP criteria cell;

      (2)   Specific plan;

      (3)   Policy area;

      (4)   Agricultural preserve;

      (5)   Airport influence area;

      (6)   Fault zone;

      (7)   FEMA flood plain status;

      (8)   High fire area;

      (9)   Similar areas.

   (n)   If applicable, proposed lot lines and dimensions, setbacks, pad elevations, street grades, etc.

   (o)   Additional requirements may apply to condominiums, mobile/manufactured home parks or recreational vehicle park.

(Ord. 122, passed 8-5-2009)

   (a)   The Development Review Committee (DRC) shall consist of representatives from Planning, Engineering (including Flood Control if necessary), Building and Safety, Police, Fire and the City Manager. The City Planner may request that other representatives attend as necessary. The City Planner shall chair the DRC. The Committee is not subject to the Brown Act and the public may not attend such meetings unless the applicant and DRC consent in advance in writing.

   (b)   Once the City Planner has determined that the PAR application is complete, she shall provide copies of the application to the members of the Development Review Committee (DRC) and place the application on the schedule for review by the DRC not more than 30 days after the application has been provided to the DRC members.

   (c)   At the DRC meeting, there shall be a representative from the applicant who is able to answer questions as well as representatives from each DRC member. If a DRC member representative cannot attend, the City Planner shall have written comments from that member and be authorized to speak on its behalf.

   (d)   At the DRC, the applicant shall be prepared to discuss the proposal in detail and to identify any major issues that may arise. If at the end of the DRC some issues have not been resolved, those issues will be identified and additional information requested. The DRC may be continued from time to time.

(Ord. 122, passed 8-5-2009)

   The PAR letter shall be the result of the DRC meeting and shall contain the DRC's comments on the development proposal but in no way shall be considered as approval of the proposal and shall not bind the approving body or prevent staff or such body from requiring additional information or studies or making additional recommendations. The PAR letter shall be valid for two years from its date, unless a shorter period is specified in the letter.

   Substantial changes to the proposal, other changed conditions, changed local codes or policies or changed Federal or State laws or regulations shall invalidate the PAR letter and necessitate a new PAR process.

   The content of the letter will vary depending upon the type of proposal, but generally will contain the following information:

   (a)   The applications which must be filed to process the proposal and timing requirements, including but not limited to general plan amendments, specific plans or amendments, changes of zone, tract maps, parcel maps, plot plans, PUP's or CUP's.

   (b)   Special studies and their timing requirements, including those required by CEQA, including but not limited to fiscal impact, service and infrastructure impact, private debt burden, biological, archeological, paleontological, geological, flood, traffic, slip stability, noise, air quality.

   (c)   Special plans and their timing requirements, including but not limited to conceptual grading plans, detailed grading plans, storm water pollution prevention plans, dust control plans and area development plans.

   (d)   Current process, development impact and maintenance fees for the project, including but not limited to application and process fees; any mitigation fees (such as traffic signal or drainage); special district formations and fees.

   (e)   Environmental issues associated with the proposal, including the possible need for an EIR.

   (f)   Design considerations, including but not limited to internal drainage, off-site drainage, density limitations;

   (g)   Changes necessary before staff can recommend approval and any concerns not resolved or a statement that the project will not be recommended as approved; and

   (h)   Applicable Code provisions, including the findings required for approval.

(Ord. 122, passed 8-5-2009)