The purpose of the Preliminary Development Plan is to provide for the early review of conceptual development proposals for undeveloped lands, certain reconstruction of existing development, and certain expansions of existing development for all lots located within the R-1-H Zoning District. The Preliminary Development Plan is a voluntary step in the development review process. It is designed to allow a potential applicant for a Precise Development Plan to explore general concepts and receive comments on those concepts from the Town and the community at large. The Preliminary Development Plan is a non-binding pre-application review process which results in no commitments or entitlements to the applicant for a Precise Development Plan.

(§ 1, Ord. 917, eff. February 26, 1991)

Development Plan.

A Preliminary Development Plan may be initiated by the following:

(a)

The owner or owners of record of a lot or lots for which a Preliminary Development Plan is sought, when such a Preliminary Development Plan is sought to benefit a single lot or a limited group of lots.

(§ 1, Ord. 917, eff. February 26, 1991)

Payment of fees required to reimburse the Town for the cost of conducting the Planning Commission public meeting.

The applicant shall submit the following to make the preliminary development review meaningful:

(a)

A completed pre-application form of a content specified by the Planning Director;

(b)

A preliminary geology and soils report for the entire project site, prepared by a licensed soils engineer, which shall include an assessment of the project site's general geologic and soils characteristics and an assessment of the development suitability of the entire project site. The preliminary geology and soils report shall also include, at a minimum, the general boundaries and anticipated depth of any areas determined to be areas of slide, soil creep, or other geotechnically unstable areas;

(c)

A topographic map entitled "Preliminary Development Plan" including the project site, and generally delineating existing conditions and attributes of the project site, and including the following information:

(1)

The boundaries of the project site as defined by the outermost property lines of the project site and including all existing property lines interior to the outermost property lines of the project site;

(2)

Existing topographic contour lines based on Mean Sea Level Datum and delineated at elevation intervals of five (5′) feet;

(3)

The general location of all major tree stands and of all heritage trees;

(4)

All tree and vegetation canopies;

(5)

All existing buildings, structures, and other improvements to the land, including roadways, driveways, pedestrian ways, above grade and below grade utility lines, and including for each building, structure, or other improvement to the land, the owner's name and building site address;

(6)

All existing recorded and prescriptive easements, including, but not limited to, access, utility, and open space easements;

(7)

All proposed parks, open space, and access easements;

(8)

All primary and secondary ridgelines;

(9)

The boundaries of all primary and secondary ridge zones;

(10)

The proposed building envelope(s) for all proposed buildings, structures, and other improvements to the land;

(11)

The proposed vehicular circulation system for the project site, including both public and private roadways, driveways, and pedestrian ways; and

(12)

Estimated traffic generation as it effects streets within and in the vicinity of the proposed development;

(d)

A conceptual grading plan showing the general location and volume of all proposed cuts and fills and the general locations, heights, lengths, and widths of retaining walls. The conceptual grading plan shall include the location, grades, widths and types of improvements proposed for all on and off-site roads, driveways, parking areas, pedestrian ways, bicycle paths and utilities;

(e)

A conceptual landscape plan designed to preserve, whenever possible, existing vegetation and to screen all proposed buildings, structures, and other improvements to the land, from off-site views;

(f)

Photographs of the site including (1) close-up; (2) mid-range; and (3) distant views; and

(g)

Any additional information determined by the Planning Director necessary for the review of the proposed Preliminary Development Plan.

(§ 1, Ord. 917, eff. February 26, 1991)

The review of the Preliminary Development Plan pre-application shall not be subject to the time limitations as set forth in the California Government Code.

Noticing procedures shall be in accordance with the California Government Code, and supplemented with the posting of a twelve (12) square foot sign on the property in a location of greatest visibility to surrounding properties.

The Planning Commission shall review and comment on a Preliminary Development Plan after one or more public meetings on the Preliminary Development Plan. No findings shall be made for the Preliminary Development Plan.

(§ 1, Ord. 917, eff. February 26, 1991)