Chapter 18.65 — PREAPPLICATION

A.

The purpose of the preapplication process is to provide an opportunity for exchange of information between the applicant and staff prior to the submittal of a formal development application. This chapter

contains procedures and requirements for the preapplication review.

B.

Discussions at the preapplication conference are not binding on the city and do not constitute submittal or review of a development application.

C.

A formal application for a development project will not be accepted until after the mandatory preapplication conference has been completed.

(Ord. No. 816, § 1, 3-4-2025)

18.65.020 - Initial meeting.

A.

Pre-applicants shall contact the development services department to obtain the required preapplication forms. Upon receipt of the completed forms and required deposit, staff shall schedule a preapplication conference and inform the applicant of the date and time of the conference.

B.

Except for projects identified in this chapter or when waived by the planning division, a prospective applicant for any development entitlement is required to meet with staff prior to completing and filing an application for any proposed project listed in [Sections] 18.65.040 or 18.65.050 in order to:

1.

Provide an opportunity for the applicant to learn about the submittal requirements, procedures, and standards applicable to the proposed project;

2.

Familiarize staff with and offer preliminary comments about the proposed project;

3.

Review the city's approval process, possible project alternatives, or modifications;

4.

Determine the type of permits required for the project; and

5.

Identify any necessary technical studies and information relating to the environmental review of the project.

(Ord. No. 816, § 1, 3-4-2025)

No preapplication will be accepted for review without a deposit of 25 percent of the project development fees established by the city's master fee schedule, which amount will be credited toward project development fees collected at the time of submittal of a formal project application.

(Ord. No. 816, § 1, 3-4-2025)

A.

Staff shall prepare, update, and maintain preapplication forms and a related checklist for potential projects subject to legislative or discretionary approval pursuant to the municipal code, including:

1.

Annexation.

2.

General plan amendment; rezoning; or other city council approval.

3.

Specific plan and amendment.

4.

All nonresidential projects (other than permitted reuse of existing site or structure).

5.

Conditional use permit, site plan review, and planned development.

6.

Tentative map.

7.

Located within 300 feet of a residentially-zoned district or property designated residential within a specific plan.

8.

Includes a request for a density bonus and/or other incentives or concessions under Density Bonus Law, except as provided in [Section] 18.65.050, below.

9.

Does not appear to qualify for an exemption under the California Environmental Quality Act (CEQA).

Any site under Williamson contract.

11.

Development agreement or amendment (described in Section 18.70.050).

B.

A preapplication shall be deemed submitted upon providing the information specified in the city's applicable submittal checklist and submittal of the deposit specified in Section 18.65.030.

C.

A preapplication review shall also be available for potential projects not included in [Subsections] [A.]1. through 11., above, at the project proponent's request, subject to the same submittal requirements.

D.

The planning division may waive the preapplication requirement, as appropriate, when determined that there would be no additional benefit in undergoing preapplication review.

E.

A preapplication is not subject to the requirements of the California Permit Streamlining Act or the California Environmental Quality Act (CEQA), as determined by state law.

F.

Discussions regarding a preapplication are not binding on the city. Submittal of a preapplication does not constitute submittal or review of a project, and does not grant a vested right to develop the project under the regulations and fees in effect at the time the preapplication is submitted.

(Ord. No. 816, § 1, 3-4-2025)

18.65.050 - Preapplication review for projects subject to streamlining under state housing law.

Pursuant to Government Code Section 65941.1(a), and as may be amended, prospective proponents of eligible housing development projects may submit a preapplication under state law and this section.

A.

Projects entitled to preapplication under this section include any of the following:

1.

Residential units only;

Mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designed for residential use; or

3.

Transitional housing or supportive housing.

B.

A preapplication shall be deemed submitted upon providing the information specified in the city's applicable submittal checklist and submittal of the deposit specified in Section 18.65.030.

C.

The project for which a preapplication has been submitted shall be subject only to the ordinances, policies, and standards adopted and in effect when the preapplication was deemed submitted.

D.

If the development project is revised such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, the housing development project shall not be deemed to have submitted a preapplication that satisfies this section until the applicant resubmits the information required by the city's applicable submittal checklist so that it reflects the revisions. For purposes of this subsection, "square footage of construction" means the building area, as defined by the California Building Standards Code (Title 24 of the California Code of Regulations).

E.

Within 180 calendar days after submitting a preapplication, the application(s) required for the development project shall be submitted with all of the information required to process the development application consistent with state law, including, but not limited to, Government Code Sections 65940, 65941, and 65941.5.

F.

If the city determines that the application for the development project is not complete pursuant to Government Code Section 65943, the development proponent shall submit the specific information needed to complete the application within 90 days of receiving the agency's written request for additional information. If he development proponent does not submit this information within the 90-day period, then the preapplication shall expire and have no further force or effect.

(Ord. No. 816, § 1, 3-4-2025)

The city requires the use of a preapplication process, as set forth in [Chapter] 18.65, preapplication, prior to the submittal of a development agreement application to enable the applicant to prepare and submit a complete formal application addressing the issues and concerns of the city.

A.

Purpose. The purpose of a development agreement preapplication conference is to provide an opportunity for the applicant to learn about the submittal requirements, procedures, and standards applicable to development agreements. The preapplication conference is also an opportunity for staff to become familiar with and offer preliminary comments about the proposed development agreement.

B.

Discussions non-binding. Discussions at the preapplication conference are not binding on the city and do not constitute submittal or review of a development agreement.

C.

Scheduling. Applicants shall contact the development services department to obtain the required preapplication forms. Upon receipt of the completed forms and required deposit, staff shall schedule a preapplication conference and inform the applicant of the date and time of the conference.

D.

Procedure. During the preapplication conference, staff will explain the development agreement review process and any special issues or concerns regarding the proposed development agreement.

E.

Effect. An application for a development agreement will not be accepted until after the mandatory preapplication conference has been completed.

(Ord. No. 816, § 1, 3-4-2025)

Chapter 18.66 - PERFORMANCE STANDARDS