Chapter 17.114
CONCEPTUAL REVIEW
Sections:
17.114.020 When required – Eligibility.
17.114.040 Application submittal requirements.
17.114.050 Application review.
17.114.060 Environmental review.
17.114.070 Permit Streamlining Act.
17.114.080 Noticed public meeting.
17.114.010 Purpose.
This chapter describes the process for conceptual review of a proposed project. Conceptual review allows an applicant to receive preliminary nonbinding input from the planning commission and/or city council on a proposed project prior to city action on a formal permit application. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.020 When required – Eligibility.
A. Planned Development Projects. Conceptual review is required for proposed planned development projects in accordance with Chapter 17.36 (Planned Development Zoning District).
B. Other Projects. Conceptual review is not required for projects other than a planned development project, but may be requested by an applicant. Conceptual review is intended for complex or controversial projects that would benefit from preliminary input prior to city action on a permit application. An applicant may also request conceptual review to receive input on policy interpretations and sensitive community issues that would benefit from early input from the planning commission. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.030 Review authority.
A. Planned Development Projects. Both the planning commission and the city council shall provide input on a conceptual review application for a planned development project.
B. Other Projects.
1. For a project other than a planned development project that requires planning commission approval, the planning commission shall provide input on the conceptual review application.
2. For projects other than a planned development project that require both planning commission and city council approval, the planning commission shall provide input on the conceptual review application; the city council may also provide input on the application upon the applicant’s request. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.040 Application submittal requirements.
A. All Projects.
1. An applicant requesting conceptual review shall file an application with the community development department on an official city application form.
2. Applications shall be filed with all required fees, information, and materials as specified by the community development department. Application fees for conceptual review are subject to the requirements specified in Section 17.112.030 (Application fees).
B. Planned Development Projects. In addition to application materials required by subsection (A)(1) of this section, conceptual review applications for planned development projects shall also include the following:
1. A statement describing the proposed project and how it complies with the findings required for the approval of a planned development project in Section 17.36.080(G) (Findings).
2. Project plans, diagrams, and graphics as needed to illustrate the overall development concept, including proposed land uses, buildings, circulation, open space, and any other significant elements in the project. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.050 Application review.
A. Completeness Review. The community development department shall review each conceptual review application for completeness and accuracy. The department may request additional information if necessary for consideration of the planning commission and/or city council.
B. Staff Report. The community development department shall prepare a staff report describing the proposed project and including, where appropriate, an analysis of project compliance with applicable city policies and regulations. Staff reports shall be furnished to the applicant at the same time as they are provided to the review authority before consideration of the application. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.060 Environmental review.
Conceptual review applications are not defined as a project pursuant to the California Environmental Quality Act (CEQA) and as such are not subject to environmental review process as required by CEQA. (Ord. 1043 § 2 (Att. 2), 2020)
17.114.070 Permit Streamlining Act.
Conceptual review applications are not subject to the requirements of the California Permit Streamlining Act (Act). An application that receives conceptual review shall not be considered complete pursuant to the requirements of the Act unless and until the director has received an application for approval of a development project, reviewed it, and determined it to be complete under Chapter 17.112 (Permit Application and Review). (Ord. 1043 § 2 (Att. 2), 2020)
17.114.080 Noticed public meeting.
A. Noticed Public Meeting Required. The planning commission or city council (“review authority”) shall consider a conceptual review application at a public meeting noticed in accordance with Section 17.148.020 (Notice of hearing).
B. Information Received. At the meeting the review authority shall receive information from staff and the applicant and receive public comment on the proposed project.
C. Preliminary Input. The review authority shall provide the applicant with preliminary input on the proposed project, including the project compliance with applicable city policies and regulations.
D. Input on Planned Development Projects. For planned development projects, the review authority shall provide preliminary input on project compliance with findings required for the approval of a planned development project in Section 17.36.080(G) (Findings). (Ord. 1043 § 2 (Att. 2), 2020)
17.114.090 Nonbinding input.
Review authority input on the conceptual review application shall not be construed as a recommendation for city approval or denial of the project. Any recommendation that results from conceptual review is advisory only and shall not be binding on either the applicant or the city. (Ord. 1043 § 2 (Att. 2), 2020)