§ 110.52 — Eastvale Planning Code

Sec. 110.52.030. - Applications. ¶

(a)

Every PAR application shall be made in writing to the city on the forms provided by the planning department. The application shall be accompanied by the filing fee. All primary exhibits or maps submitted with an application must be clearly drawn and legible.

(b)

The amount of information which an applicant must submit with a PAR application increases with the complexity of the development proposal. The information required under subsections (b)(1) and (2) of this section is considered to be the minimum required, and the city may require additional information if the information submitted does not adequately define the proposal.

(1)

Applicants with category I proposals must submit a PAR exhibit containing the following information:

a.

Name, address and telephone number of the applicant;

b.

Name, address and telephone number of the land owner;

c.

Name, address and telephone number of the map or exhibit preparer;

d.

Assessor's parcel numbers and, if available, the property's address;

e.

Scale of the exhibit (i.e., number of feet per inch). The exhibit must use an engineer's scale (i.e., one inch equals ten feet or an even multiple of ten feet). An architect's scale is only acceptable for floor plans, elevations and landscaping plans;

f.

North arrow;

g.

Title of the exhibit (e.g., temporary use permit, plot plan, tract map No., etc.);

h.

Proposed improvement schedule (e.g., schedules A, B, C, etc.) where applicable;

i.

Overall dimensions and approximate total net and gross acreage of the property;

Project boundary lines;

k.

Existing and proposed zoning and land use of property as well as existing zoning and land use of surrounding property;

l.

Circulation.

1.

Location and dimensions of existing and proposed ingress and egress, and methods of vehicular circulation;

2.

Any off-site rights-of-way that may be required for access or alternate access to or from the project site;

m.

Waste disposal system proposed (i.e., subsurface septic system or sewer);

n.

Location and dimensions of existing dwellings, buildings or other structures, labeled as existing, and indicating whether they will remain or be removed;

o.

Setback dimensions of existing structures and paved areas that are to remain;

p.

Uniform Building Code occupancy group and construction type for all existing and proposed structures;

q.

Vicinity map inset showing the site's relationship to major highways, access roads, and cities. Paved roads both existing and proposed must be labeled or shown by heavy dark lines. Streets, alleys and rights-ofway, providing legal access to the property must be indicated. A north arrow for the vicinity map inset is also required.

(2)

In addition to the items listed for category I proposals, applicants for category II and category III proposals must submit a PAR exhibit containing the following additional items:

a.

Contour lines showing the existing topography of the property, with the source of the contour lines identified. When adjacent property is unimproved or vacant, the contour lines must extend sufficiently beyond the boundaries of the subject property to include land needed for off-site improvements such as roads, channels, or manufactured slopes. When adjacent property is not unimproved or vacant, contour lines need only extend enough beyond the boundaries of the subject property to determine compatibility with adjacent property. Maximum contour interval should be five feet with no less than two contour lines provided on any application. Flood control district and transportation department base maps are acceptable sources of information. Topography from USGS maps may be used only when more detailed information is not available. Additional topography may be required if deemed necessary;

b.

FEMA mapped floodplains and floodways including zone designations;

c.

The above and below ground locations and amounts of flammable/combustible liquids and waste oil;

For land divisions proposed:

1.

Lot lines and approximate lot dimensions; or

2.

Boundary lines and approximate dimensions for each lot or space in the case of mobilehomes or recreational vehicles.

The exact dimensions of each lot, space or site are unnecessary. For example, although there may be some variation in size and/or shape, if most lots are expected to be a 60-foot wide and 100-foot deep rectangle, then all lots may be represented this way on the PAR exhibit;

e.

If the project is within a specific plan, the specific plan planning area number and the land use designation of the subject property and all surrounding property;

f.

For condominiums, mobilehome parks, or recreational vehicle parks:

1.

Number each condominium, mobilehome or recreational vehicle space and indicate the total number of each type of unit, lot or space;

2.

Delineate common areas, open space and recreational areas. For each area, give its dimensions, acreage, any proposed uses and the name of the proposed owners or entities who will maintain it.

g.

As required by title 16, a restricted single-family residential subdivision (i.e., R-2 zone), shall provide the following: building footprints, floor plan assignments, proposed setbacks, pad elevations, street grades, and all cut and fill slopes in excess of one foot in vertical height.

(Ord. No. 2011-04, §§ 1, 2, 1-26-2011)

Sec. 110.52.040. - Procedures.

Once the city determines that a PAR application is complete, the city shall:

(1)

Notify affected city departments and agencies and affected special districts that the applicant has submitted a PAR application;

(2)

Conduct a PAR session concerning the development proposal at the next regularly scheduled review session occurring after the affected departments, agencies and special districts have had at least two weeks to review the proposal; the applicant and a representative from each affected department, agency and special district (hereinafter "staff") shall be present during the session and if any such representative is not present, the city shall immediately refund to the applicant the full amount of the filing fee referenced in section 110.52.030;

(3)

Within three weeks after the PAR session, prepare and mail the applicant a PAR letter, described in section 110.52.060, summarizing the requirements and recommendations of staff.

(Ord. No. 2011-04, §§ 1, 2, 1-26-2011)

Sec. 110.52.050. - Preapplication review.

At the PAR session, the applicant shall present a brief overview of the development proposal. Staff shall be prepared to discuss the proposal in detail and to identify any major issues that may arise if the proposal is processed. The session shall be limited to one hour in duration. If additional time is required, this can be arranged at an additional cost to the applicant. If, at the end of the session, the status of some issues remain unresolved, staff shall identify those issues and/or include any additional recommendations or study requests in the applicant's PAR letter described in section 110.52.060.

(Ord. No. 2011-04, §§ 1, 2, 1-26-2011)

Sec. 110.52.060. - Preapplication review letter.

(a)

The PAR letter shall contain staff comments on the applicant's development proposal, but shall not constitute or be considered approval of the development proposal. Although the content of the PAR letter will depend on the type of proposal, its proposed location, the background information provided by the applicant, and other factors, the letter shall generally provide the applicant with the following types of information:

(1)

Any applications which must be filed to process the proposal as well as any timing requirements associated with filing such applications. Applications which may be required include but are not limited to the following: general plan amendments, specific plans, changes of zone, tract maps, and parcel maps;

(2)

Any special studies which must be filed to process the proposal as well as any timing requirements associated with filing such special studies. Special studies which may be required include but are not limited to the following: fiscal impact, service and infrastructure impact, private debt burden, biological, archeological, paleontological, geological, flood, traffic, slope stability and noise studies;

(3)

Any special plans which must be filed to process the proposal. Special plans which may be required include but are not limited to the following: conceptual grading plans, detailed grading plans, storm water pollution prevention plans, dust control plans, and area development plans;

(4)

Current fees including but not limited to the following: application fees, mitigation fees (e.g., signal mitigation fees or area drainage fees), and special district fees administered by the city (e.g., road and bridge benefit district fees);

(5)

Any major environmental issues associated with the proposal, including the possible need for an EIR subject to the anticipated environmental assessment;

(6)

Any major design considerations associated with the proposal (e.g., internal drainage design or limitations on density);

(7)

The availability of water, sewer, and fire flow rate;

(8)

The concerns remaining for the proposal, if any;

(9)

The changes that staff will require before making an approval recommendation, or a statement that an approval recommendation will not be made given the proposal's present configuration;

(10)

Findings required for the necessary permit or approval.

(b)

No issues other than those identified in the PAR letter shall be raised by staff during processing of the development proposal. The PAR letter shall be valid for two years from the date thereof, unless a shorter period is specified in the letter.

(c)

Where the city subsequently determines, however, that conditions have changed or that the existing information does not fully address all significant concerns, staff may require an additional study or studies not specified in the PAR letter. Similarly, city and special district policies may change during the letter's two year life, and policy recommendations, which were valid when the letter was issued, may or may not be valid when the development proposal is filed and processed. In such cases, the development application will be subject to city and special district policies in effect at the time of filing or hearing, whichever is appropriate. State and federal policies and laws unknown or not effective at the time of PAR may also affect the subsequent application.

(d)

Notwithstanding the subsections (a) through (c) of this section, the PAR letter shall not in any manner whatsoever bind the appropriate hearing officer or body and shall not preclude such hearing officer or body from requiring additional information or studies or from making additional recommendations in the course of the decision-making process.

(Ord. No. 2011-04, §§ 1, 2, 1-26-2011)

Sec. 110.52.070. - Revisions.

The PAR letter shall apply to the development proposal described in the PAR application and discussed at the PAR session. Substantial revisions to the proposal after issuance of the PAR letter which do not conform to the comments of the letter shall invalidate the letter. To process a substantially revised proposal, a new PAR application and a new application fee will be required of the applicant. For purposes of this section, the city shall determine whether or not revisions made are substantial.

(Ord. No. 2011-04, §§ 1, 2, 1-26-2011)

CHAPTER 110.56. - HOUSE NUMBERING SYSTEM