Article 20.5 — Conceptual Development Review

Conceptual development reviews of proposed development projects may be conducted as provided in this article. (Ord. 12-786A, § 4)

The City Manager, or designee, may, in his or her sole discretion, refer a proposed development project that will require approval of multiple development applications under this title to either the Conceptual Development Review Committee or the City Council for a conceptual development review prior to the proposed applicant's submission of formal development applications to the City. (Ord. 12-786A, § 4)

The City Manager, or designee, shall schedule and provide notice of the date, time, and place of the conceptual development review meeting to the proposed applicant. (Ord. 12-786A, § 4)

• (a) Purpose . The purpose of the conceptual development review shall be to provide a proposed applicant with an informal review of a proposed development project prior to the submission of formal development applications required under this title. The conceptual development review shall be in the nature of a discussion between the Conceptual Development Review Committee or the City Council and a proposed applicant concerning the merits of the proposed development project.

• (b) Scope of Review . The conceptual development review may address, without limitation, the following subject matters as deemed appropriate by the Conceptual Development Review Committee or the City Council:

  • (1) Subject Parcel. Its size, location, dimensions and area; any existing improvements or development on site; existing General Plan and zoning designations;

  • (2) Proposed Project. Uses proposed for the site; type and placement of buildings and other improvements;

  • (3) Characteristics of the Project Site and Vicinity. Existing and proposed land use designations and development on adjacent parcels, architecture, urban design, landscape architecture;

  • (4) Proposed On- or Off-Site Circulation Improvements. Access points and vehicular accessways, parking, loading, and pedestrian circulation; location, width and existing and proposed improvements on adjacent roadways;

  • (5) Public Improvements. Type, location and sizes of public facilities likely to be required to support the proposal, including utilities, sewer, water and drainage;

  • (6) Open Space. Location, amount and type; and

  • (7) Public Services Impacts. Estimated impacts on public services, including schools, parks, fire and police protection, and solid waste disposal.

• (c) Comments and Recommendations Concerning the Proposed Development Project . The Conceptual Development Review Committee or the City Council shall informally review and evaluate the proposed development project and may provide comments and recommendations on the merits of the proposed project or regarding any subject matter addressed with the proposed applicant during the conceptual development review.

• (d) Summary of Comments and Recommendations . The City Manager, or designee, shall prepare and mail a written summary of any comments and recommendations made by the Conceptual Development Review Committee or the City Council to the proposed applicant by first class mail within 10 calendar days after the date of the conceptual development review meeting and transmit a copy of the written summary to the Planning Commission and City Council.

• (Ord. 12-786A, § 4)

• (a) No Project Approval or Disapproval. Neither the comments and recommendations of the Conceptual Development Review Committee or City Council made during the conceptual development review nor the written summary thereof shall be deemed an approval or disapproval of the proposed development project or of any future development application filed by the proposed applicant related to the proposed project. Any comments, recommendations or actions of the Committee or the City Council under this article shall not constitute a commitment

to approve any future development application filed by the proposed applicant related to the proposed project. Any comments, recommendations or actions of the Committee or the City Council under this article shall not limit the Planning Commission or the City Council from reaching contrary conclusions when reviewing formal development applications related to the proposed project. A copy of the written summary of comments and recommendations described in Section 9-2.2054(d) of this article shall be provided to the Planning Commission and the City Council at any Planning Commission or City Council public hearing during which the proposed applicant seeks approval of formal development applications related to the proposed project.

• (b) California Environmental Quality Act (CEQA) and Permit Streamlining Act, Not Applicable. Because the comments and recommendations of the Conceptual Development Review Committee or the City Council made during a conceptual development review meeting and the written summary thereof do not constitute a final decision on any formal application for a proposed development project, no CEQA document is required prior to the issuance of the Committee's and City Council's comments or recommendations. For the same reasons, the conceptual development review process is not subject to the Permit Streamlining Act, California Government Code Section 65920 et seq.

• (c) No Right to Appeal. The conceptual development review process may not be appealed.

• (d) Acknowledgment of Limitations. Prior to the conceptual development review, the proposed applicant shall sign a letter prepared by the City entitled "Affidavit of Acceptance of Limitations" that acknowledges the limitations on a conceptual development review set forth in Subsections (a) through (c) of this section and the applicant's acceptance of those limitations on the conceptual development review process.

• (Ord. 12-786A, § 4)