Chapter 17.121 — INITIAL PLAN REVIEWS

modified

Projects should use sound design principles to establish buildings of high quality design consistent with the city's general plan and comprehensive design guidelines. In order to achieve this, the initial plan review process has been established. Through this process, the applicant submits a preliminary site plan, elevations and other items for review by the Planning Division, other city

divisions and outside agencies for comments relevant to the proposed project. These comments should then be incorporated as part of the formal application submittal.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

The Planning Division shall review and provide comments on the site configuration, architectural design, signage and landscaping for the following:

1.

New nonresidential buildings greater than five thousand (5,000) square feet in gross floor area;

2.

New drive-thru facilities;

3.

New vehicle car wash facilities, vehicle sales (new and/or used vehicles), vehicle service and repair facilities and vehicle service stations;

4.

New mixed-use projects with multiple-family residential units;

5.

Housing development projects with two (2) new units on a property, including developments with two (2) new urban dwelling units; and

6.

Housing development projects with three (3) or more units that do not meet the eligibility requirements under subsection 17.122.020.C.8. (Design Review—Applicability) of this title.

B.

The Community Development Director may, at his or her discretion, have the initial plan review requirement waived, provided both of the following apply:

1.

The project was approved and expired within the past three (3) years or the same or substantially similar project went through the initial plan review process within the past three (3) years; and

2.

A general plan or zoning amendment, as defined in Section 17.128.020 (General Plan and Zoning Amendment—Applicability) of this title, has not occurred where the proposed use and/or the proposed site plan and elevations would no longer be permitted.

C.

The Community Development Director may, at his or her discretion, have the initial plan review and entitlement review run concurrently. This shall only occur when the Planning Division and the applicant have had extensive preliminary discussions on the development project prior to the typical submittal period of an initial plan review. In addition, the Community Development Director must find that the site configuration and architectural design are consistent with the city's comprehensive design guidelines.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The rules and procedures for applications, records and investigations applicable to an initial plan review shall be as follows:

A.

Applications. Applications for an initial plan review shall be made on the appropriate form. The Community Development Director shall determine the minimum filing procedures, content and form of materials which must be submitted before Planning Division and other city departments for review and comments. The filing procedures and applications shall be published and made available to the public. No application shall be received unless it complies with all filing requirements.

B.

Records. Applications filed pursuant to this chapter shall be numbered consecutively in the order of their filing and shall be part of the permanent official records of the Planning Division.

C.

Decisions. The Planning Division shall issue a comment letter within ninety (90) days after a complete application is filed.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Comments provided by the Planning Division are advisory and shall not be binding. If a general plan amendment or zoning amendment have been approved by the City Council after the initial plan review comments have been provided, the development project shall comply with the new regulations. In addition, if new fees have been adopted after the initial plan review comments have been provided, the development project shall be subject to the new fees.

B.

An entitlement application should be submitted within three hundred sixty-five (365) days from the date Planning Division comments were provided. After that period, a new initial plan review should be required unless the initial plan review can be waived or run concurrent with other entitlements, subject to subsections 17.121.020.B. and C. of this chapter.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)