DEVELOPMENT REVIEW COMMITTEE ORDINANCE REVISIONS
2.20.070 - Certificate of appropriateness and certificate of hardship.
D. A certificate of appropriateness for a new structure within a historic or urban conservation district shall take effect upon approval of the precise plan of design by the planning commission. Existing structures identified as intrusions into historic or urban conservation districts do not need a certificate of appropriateness for demolition or moving.
3.33.050 - Imposition of development impact fees.
Unless otherwise specified in this chapter, every development project and each developer thereof shall be obligated to pay the development impact fees established pursuant to this chapter as a condition of the approval of the development project.
15.32.010 - General requirements.
B. The following exception shall apply:
. . . .
5. The undergrounding of existing utility services as a requirement of a precise plan of design may be waived when determined by the planning commission to be impractical or economically infeasible.
17.16.020 - Filing—Information required.
. . . .
B. Typical requirements for filing such tentative maps are:
. . . .
17. A geologic soils report prepared by a civil engineer who is registered by the state, based upon adequate test borings or excavations, unless the department of development services determines that, due to the knowledge such department has as to the soil qualities of the soil of such subdivision or lot, no preliminary analysis is necessary. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the person filing the tentative map shall submit a soils investigation of each lot in the subdivision, prepared by a civil engineer who is registered in this state, which shall recommend corrective action which is likely to prevent structural damage to each dwelling proposed to be constructed on the expansive soil. The department of development services shall approve the soils investigation if it determines that the recommended action is likely to prevent structural damage to each dwelling to be constructed and shall require that the approved recommended action be incorporated in the construction of each dwelling as a condition to the building permit. Appeal from such determination shall be to the planning commission.
If the director of development services finds that a written geologic report is necessary to determine whether the property to be divided is subject to an existing or potential geologic hazard, the person filing the tentative map shall submit such a report to said board. The report shall be prepared by a registered engineering geologist. Such information may be furnished separately from the map itself.
17.18.060 - Filing and processing.
A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports and shall be processed in the same manner as set forth in Chapter 17.16 of this code for a tentative map, except as hereinafter provided:
. . . .
B. At the time a vesting tentative map is filed with the planning division of the department of development services for processing, the subdivider shall have supplied all information and paid the applicable filing fees as set forth by resolution of the city council in order to have completed the following procedural steps:
. . . .
3. A precise plan of design (PPD) for the proposed residential development shall be approved by the city's planning commission in accordance with the procedures set forth in chapter 18.65; . . . .
17.23.130 - Credit for private open space.
. . . .
B. A determination if the development qualifies for the credit will be made by the planning commission at the time of approval of the precise plan of design for the PRD-D or PRD-A development, based on recommendations of the recreation community services department.
Chapter 18.10 - R-1 SINGLE FAMILY ZONES
18.10.020 - Permitted uses.
Uses permitted in the R-1 A zone are as follows:
. . . .
J. Attached and detached second residential units, subject to the following:
1. Attached and detached second residential units are subject to approval of a precise plan of design approved by the planning commission, . . . .
Chapter 18.18 - R-1 D SINGLE FAMILY RESIDENTIAL ZONE
18.18.050 - Review and approval process.
The following procedures shall be completed prior to the issuance of building permits:
. . . ..
D. Precise Plan of Design. Approval of the precise plan of design by the city's planning commission shall be required prior to construction.
18.18.060 - Development standards.
The following development standards shall apply to all R-1D developments:
. . . .
R. Utilities. The applicant shall submit to the development services department and it shall be made a condition of approval, that the serving utilities will install underground all facilities necessary to furnish service in the development.
Chapter 18.22 - R-3 MULTIPLE FAMILY ZONE
18.22.030 - Development standards.
. . . .
N. Landscaping. All required front, side, and rear yards shall be landscaped in a manner as approved by the planning commission.
1. All landscaping shall be provided with a permanent irrigation system and maintained to an acceptable level. . . . .
Chapter 18.22 - R-3 MULTIPLE FAMILY ZONE
18.22.040 - Site plan review.
The following procedures shall be completed prior to the issuance of building permits:
. . . .
C. Application for projects consisting of four or less units:
1. Projects consisting of four or less units shall be subject to the approval of a precise plan of design by the planning commission.
D. Application for projects consisting of five or more units:
1. Multi-family projects consisting of five ore more units shall be subject to approval of a conditional development permit (CDP) by the city planning commission.
2. Approval of a precise plan of design (PPD) by the planning commission.
Chapter 18.26 - A-P ADMINISTRATIVE—PROFESSIONAL—INSTITUTIONAL ZONE
18.26.090 - Use conditions.
Permitted uses in this zone may be located in an existing residential structure remodeled for the intended use; provided, that any structural changes or additions affecting the exterior appearance of the residence shall require review and approval of a precise plan of design by the planning commission. Upon the issuance of the certificate of occupancy for a nonresidential use, further residential use of the site is prohibited. Nonresidential uses permitted in this zone may be located in entirely new buildings, designed and constructed for the uses, only after all existing residential structures have been removed from the premises.
Chapter 18.27 - O-P OFFICE PARK ZONE
18.27.060 - Use conditions.
. . . .
B. In order that buildings, structures, signs, landscaping and other improvements will be consistent with the development guidelines of the Gateway Specific Plan, and compatible with surrounding uses and structures, no change of existing use of a building or grounds shall be made, nor shall any buildings or structures be constructed, altered, or removed until a detailed plan for the work proposed to be done has been approved by the planning commission. In the review of a proposal the planning commission shall use and refer to design and performance guidelines contained in the specific plan, the detailed standards contained in this chapter and the general requirements of this title. Particular attention is to be given to the following review elements:
1. Site plan, appropriateness of layout and function and the relationship to existing buildings and structures in the general vicinity or area within the specific plan;
2. Building height, bulk, area and design (including materials and colors);
3. Architectural and security lighting;
4. Location and adequacy of loading and automobile parking areas;
5. Landscape and hardscape (paving) treatments;
6. Setback distances from all property lines;
7. Size, type and location of signs.
The action of the planning commission is final, unless appealed to the city council pursuant to Chapter 18.68 of this title.
Chapter 18.31 - R-C RETAIL COMMERCIAL ZONE
Chapter 18.31 - R-C RETAIL COMMERCIAL ZONE
18.31.060 - Use conditions.
A. The primary purpose of the zone is to provide retail sales and business services consistent with the goals, policies and objectives of the Gateway Specific Plan; and, to provide for a certain range of business activities which will be developed and conducted in a manner that enhance the image of the area.
B. In order that buildings, structures, signs, landscaping and other improvements will be consistent with the development guidelines of the Gateway Specific Plan, and compatible with surrounding uses and structures, no change of existing use of a building or grounds shall be made, nor shall any buildings or structure by constructed, altered, or removed until a detailed plan for the work proposed to be done has been submitted to the planning commission for approval. In the review of a proposal, the planning commission shall use and refer to design and performance guidelines contained in the specific plan, the detailed standards contained in this chapter and the general requirements of this title. Particular attention is to be given to the following review elements:
1. Site plan, appropriateness of layout and function and the relationship to existing buildings and structures in the general vicinity or area within the specific plan;
2. Building height, bulk, area and design (including materials and colors);
3. Architectural and security lighting;
4. Location and adequacy of loading and automobile parking areas;
5. Landscape and hardscape (paving) treatments;
6. Setback distances from all property lines;
7. Size, type and location of signs.
The action of the planning commission is final, unless appealed to the city council pursuant to Chapter 18.68 of this title.
Chapter 18.33 - F-C FREEWAY COMMERCIAL ZONE
18.33.060 - Use conditions.
. . . .
B. In order that buildings, structures, signs, landscaping and other improvements will be consistent with the development guidelines of the Gateway Specific Plan, and will be compatible with surrounding uses and structures, no change of existing use of a building or grounds shall be made, nor shall any buildings or structure by constructed, altered, or removed until a detailed plan for the work proposed to be done has been approved by the planning commission. In the review of a proposal, the planning commission shall use and refer to design and performance guidelines contained in the specific plan, the detailed standards contained in this chapter and the general requirements of this title. Particular attention is to be given to the following review elements:
1. Site plan, appropriateness of layout and function and the relationship to existing buildings and structures in the general vicinity or area within the specific plan;
2. Building height, bulk, area and design (including materials and colors);
3. Architectural and security lighting;
4. Location and adequacy of loading and automobile parking areas;
5. Landscape and hardscape (paving) treatments;
6. Setback distances from all property lines;
7. Size, type and location of signs.
The action of the planning commission is final, unless appealed to the city council pursuant to Chapter 18.68 of this title.
Chapter 18.35 - I-P INDUSTRIAL PARK ZONE
18.35.050 - Off-street parking.
. . . .
B. In order that buildings, structures, signs, landscaping and other improvements will be consistent with the development guidelines of the Gateway Specific Plan, and compatible with the surrounding uses and structures, no change of existing use of a building or grounds shall be made, nor shall any buildings or structure be constructed, altered, or removed until a detailed plan for the work proposed to be done has been approved by the planning commission. In the review of a proposal, the planning commission shall use and refer to design and performance guidelines contained in the specific plan, the detailed standards contained in this chapter, and the general requirements of this title. Particular attention is to be given to the following review elements:
1. Site plan, appropriateness of layout and function and the relationship to existing buildings and structures in the general vicinity or area within the specific plan;
2. Building height, bulk, area and design (including materials and colors);
3. Architectural and security lighting;
4. Location and adequacy of loading and automobile parking areas;
5. Landscape and hardscape (paving) treatments;
6. Setback distances from all property lines;
7. Size, type and location of signs.
The action of the planning commission is final, unless appealed to the city council pursuant to Chapter 18.68 of this title.
Chapter 18.43 - RIALTO AVENUE-CEDAR AVENUE CORRIDOR COMMERCIAL OVERLAY ZONE
18.43.040 - Development standards for commercial development on M-1 (light manufacturing) and M-2 (general manufacturing) zoned properties.
Commercial uses permitted under the provisions of Section 18.43.030 shall conform to the following standards:
A. Front Yard. The minimum front yard setback for buildings shall be twenty-five feet measured from the public right-of-way. In an instance of a through lot having frontage on two parallel streets, the building setbacks shall be twenty-five feet measured from the right-of-way of each street. Walls, fences and other nonbuilding structures that do not encroach within the required landscaped areas may be located within the front yard setback area as approved by the planning commission. . . . .
D. Landscaping. A minimum of twenty-foot depth of front yard setback area and fifteen-foot depth of street side yard setbacks area shall be landscaped and permanently maintained in accordance with a landscaping plan approved by the planning commission. . . . .
Chapter 18.45 - T-C TRANSPORTATION CORRIDOR ZONE
18.45.050 - Precise plan of design requirement.
No building permit or other entitlement for any use in the T-C zone shall be issued until a precise plan of design has been approved for the property by the planning commission. The precise plan of design may include provisions for any accessory use necessary to conduct any permitted use on the property. The planning commission may impose any conditions for the precise plan of design determined necessary to implement and provide for consistency with the provisions of the T-C zone, the general plan, and any applicable specific plans, and to ensure that the proposed uses are sufficiently isolated from any existing and proposed rail facilities.
Chapter 18.49 - DOWNTOWN REVITALIZATION OVERLAY ZONE
18.49.030 - Development standards.
The following design standards are applicable to the downtown revitalization overlay zone:
A. Demolition, Alteration, Removal or Change Prohibited Without Approval.
1. No person shall demolish, remove alter or materially change the exterior appearance of any structure or portion of any structure visible from a public street or alley which would require the issuance of a building permit, nor shall any building permit for such work be issued without first having applied for and received approval of a precise plan of design by the planning commission. . . . . .
C. Applicable Development Standards—Rialto Central Area Specific Plan.
1. All development standards as established and adopted as part of the Rialto central area specific plan shall apply to the downtown revitalization overlay zone unless specifically stated within this section.
2. There shall be no required building setbacks for structures from property lines. The planning commission may or may not, as a condition of approval of the precise plan of design, require setbacks where they enhance the integrity of the project and/or integrate the architectural character and the theme of the downtown revitalization overlay zone and do not deprive the owner of substantial or reasonable use of his/her property.
18.49.040 - Design review process.
A. The planning commission shall review and approve the design of each improvement in the downtown revitalization overlay zone for which a building permit, new business license or certificate of occupancy or other approval pursuant to this section is required. The term "improvement ' is defined as the exterior construction, alteration and repair of all buildings, structures and facilities and the installation of any signs or any other architectural item to the building or property. This section shall not apply to routine and/or customary maintenance and repairs that do not materially change the exterior appearance of the structure, nor shall it apply to temporary repairs certified as an emergency by the building division.
B. The planning commission shall review and approve all applications for a precise plan of design if the following aspects of the project or proposed development are consistent with the purpose and intent of the downtown revitalization overlay zone and the Rialto central area specific plan:
1. Height, bulk and area of the buildings;
2. Colors, materials and architectural style of buildings and installation;
3. Front and rear facades;
4. The physical and architectural relationship with the existing and/or proposed structures;
5. Site, layout, orientation and location of buildings in relationship to open areas and topography;
6. Height, materials, colors and variances in building walls, fences and/or plant screening;
7. Off-street parking and existing and/or proposed access points;
8. Sign design and location;
9. Exterior lighting;
10. Pedestrian access;
11. Landscaping;
C. Conditions of approval may be applied in order to assure that the development complies completely with the above standards and to bring any proposed development into conformity. If the applicant and/or property owner is aggrieved by any condition of approval required by the planning commission, the condition(s) may be appealed to the city council. The appeal to the city council shall be made in writing and submitted to the planning division within fifiteen days of the planning commission’s action. The appeal shall be set for city council consideration within sixty days of the city’s receipt of the notice of appeal.
D. When the planning commission approves the precise plan of design and the applicant has agreed to all conditions of approval and has signed and submitted to the planning division the statement of acceptance of said conditions, the applicant shall submit final working drawings to the building and safety division for issuance of required building permit.
18.49.050 - Sign requirements.
. . . .
G. Temporary Advertising Signs. A "temporary advertising sign" for the purpose of this chapter is defined as a banner, flag, pennant, window signing or other signage intended to be displayed for a short period of time associated with the advertisement of the initial opening of a business, the change of ownership of the business or special merchandise sales or promotion activities. Temporary advertising signs are permitted subject to the following provisions:
. . . .
3. Street light banner signage may be permitted subject to review and approval by the public works department and approval of an encroachment permit by the city engineer.
H. Exempt Signs. The following signs shall be exempt from the requirements of this chapter:
. . . .
10. Street light banner signs subject to review by the public works department and approval of an encroachment permit by the city engineer; . . . .
18.49.060 - Sign review process.
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B. Sign Review. Prior to the issuance of a sign permit by the building division, the applicant shall submit copies of the sign plan required for the sign permit to the development services department for processing and approval. It shall be the responsibility of the development services department to determine that the sign proposal is in conformance with the purpose and architectural character as established in the downtown revitalization overlay zone.
Chapter 18.58 - OFF-STREET PARKING
18.58.020 - General provisions.
. . . .
E. Location. All off-street parking spaces required by this chapter shall be located on the same legal lot as the use or uses they are intended to serve, excepting (1) separate off-street parking on a site not more than three hundred feet from the closest use intended to be served may be provided subject to approval by the planning commission, or (2) reciprocal parking, access and circulation easements are executed by owners of contiguous lots devoted to nonresidential uses, subject to approval by the development services department. The number of combined parking spaces provided by a reciprocal arrangement shall be equal to or greater than the total or combined number of spaces required of the individual uses involved in the reciprocal agreement. . . . .
18.58.030 - Office, commercial and industrial design standards.
Design standards in this section establish minimum dimensions and guidelines for the design, construction and maintenance of off-street office, commercial and industrial parking facilities, as follows:
. . . .
D. Paving. All parking areas, loading facilities and drive aisles shall be surfaced and maintained with asphaltic concrete, cement or other permanent impervious surfacing material which is approved by the development services department and is acceptable to the city engineer, and shall be maintained in good order.
E. Drainage. All parking and loading facilities shall be graded and provided with permanent stormwater drainage facilities which are approved by the development services department and are acceptable to the city engineer.
F. Access. Each parking space shall be accessible from a street or alley. No parking space shall be designed to require a vehicle to back into a street. A parking space may be designed to allow a vehicle to back into an alley, if that the space is set back a minimum of five feet from the alley right-of-way. Alley access for parking shall be approved by the development services department. No parking facility shall be so designed as to require a vehicle to enter a public street in order to progress from one drive aisle to another within the same parking facility.
G. Ingress and Egress. The number and location of points of ingress and egress shall be subject to planning commission approval of the parking facility design. The dimensions of curb cuts shall comply with approved city standards.
H. Exterior Lighting. Lighting shall be screened and oriented to avoid glare on adjacent streets and properties and shall provide a minimum of one footcandle of illumination at ground level at any location within the parking facility, excepting at convenience markets, where the standard shall be a minimum of one and one-half footcandles. Light standards shall not exceed fifteen feet in height above finish grade, shall be decorative and in keeping with the architectural theme of the facility served, and shall be located within landscape planter areas as approved by the planning commission. No exterior lighting shall create illumination on adjacent properties more than three and one-half footcandles.
I. Noise. Noise levels generated by vehicles and loading or unloading activities in a parking facility, as measured on the facility and at adjoining properties, shall not exceed acceptable standards as defined in the city's noise ordinance.
J. Screening. Unenclosed off-street parking facilities shall be screened from view of adjoining residential properties, and may be required to be screened or partially screened from view of public streets or other adjoining nonresidential properties if required by the planning commission. Screening shall be accomplished by using of masonry walls, fences, berms, plantings or other acceptable means.
K. Landscaping. Parking lot landscaping in agreement with a landscaping plan prepared by a licensed landscape architect and acceptable to the director of development services shall be provided for all office, commercial, industrial developments, as follows:
1. A minimum of ten percent of the required gross off-street parking area shall be landscaped. The parking area shall include access drives, aisles, stalls, maneuvering areas and required landscape setbacks around the perimeter of the parking facility.
2. Where required by the planning commission, landscaped areas shall be annexed into the city of Rialto landscape maintenance district No. 1, as provided by Division 15 of the state Streets and Highways Code and city policy.
3. Landscape materials shall include plants acceptable to the director of development services and shall emphasize the use of drought-resistant ground covers, shrubs and trees to the extent feasible. At least one fifteen gallon tree shall be installed and maintained for every five parking stalls in the parking facility. Such trees may be clustered or grouped if approved by the director of development services.
4. An irrigation system in agreement with an irrigation plan acceptable to the director of development services shall be installed and maintained in working order.
5. Landscaping shall be continuously maintained and replanted as necessary. Landscaped areas shall be kept free of debris and litter.
6. Landscaped areas shall be separated from vehicle parking and circulation areas by concrete curbs not less than six inches in height.
L. Safety Features. Safety features in agreement with city standards shall be incorporated into the design of the parking facility, as follows:
1. Safety banners protective curbing, directional markers and signs, striping and other devices as deemed necessary by the city engineer shall be installed.
2. Internal circulation for vehicles and pedestrians shall be designed and maintained in agreement with accepted principles of traffic engineering and traffic safety.
M. Parking Structures. Parking structures having two or more stories or levels shall be constructed in accordance with design standards which are approved by the planning commission and acceptable to the city engineer. . . . . .
18.58.040 - Residential design standards.
The design standards in this section establish minimum dimensions and guidelines for off-street single-family and multiple-family residential parking as follows:
. . . .
B. Multiple-family Residential Standards.
1. Enclosed Garage and Carport Dimensions. The minimum interior dimensions of a single-car covered carport or garage shall be ten feet in width and twenty feet in depth In calculating minimum parking space dimensions, the width of vertical corner supports shall not be included.
2. Setbacks. Parking spaces or structures may not encroach into the required front yard setback. All parking spaces fronting onto a dedicated street shall be set back a minimum of twenty feet from the public right-of-way. When parking areas are adjacent to required front or side yard setbacks, such parking areas shall be screened or partially screened from view from the public right-of-way unless otherwise approved by the planning commission.
3. Driveway. The minimum width of driveways for access to on-site parking and circulation areas shall be thirty-two feet in width. This minimum width may be reduced subject to approval by the planning commission. An unobstructed clearance of twenty feet in width and thirteen feet six inches in height shall be maintained on all driveways within the development. . . . .
10. Ingress and Egress. The number and location of points of ingress and egress shall be subject to approval of the development design by the planning commission. The number, location and dimensions of curb cuts shall comply with approved city standards.
18.58.060 - Residential parking requirements.
This section establishes the minimum number of required parking spaces for residential uses and special provisions, as follows:
. . . .
B. Multiple-family residential: A minimum of two parking spaces for each dwelling unit, of which one space shall be located within an enclosed garage.
1. Carport Alternative. In lieu of the garage requirement, one parking space of the two required spaces may be located within a covered carport when approved by the development services department in accordance with the following standards. . . . .
A new chapter 18.65, entitled “Planned Development Design” shall be added to the Rialto Municipal Code to read as follows:
Chapter 18.65 – PLANNED DEVELOPMENT DESIGN
Sections
18.65.010 – Requirement for Precise Plan of Design
A precise Plan of Design (PPD) shall be approved by the Planning Commission prior to the issuance of any building permit for the new construction of one or more dwelling units in any residential zone, or for new development or expansion of an existing use in any commercial, industrial or other zone. Such development is permitted only in accordance with the approved PPD.
18.65.020 – Contents of Precise Plan of Design
The following procedures shall be completed prior to the issuance of building permits:
A. Preliminary Review. Upon filing an application pursuant to this section, the application shall be reviewed by the Development Services Department for completeness and consistency with the required development and technical standards, and for preparation of recommended conditions of approval.
B. Submission requirements and procedure. Approval under this subsection shall require the applicant to submit information as may be required by the Development Services Department.
C. Within thirty calendar days, following receipt of the application by the planning division, the planning division will review the application and inform the applicant whether the application is complete or of any deficiencies. The applicant shall have thirty days to respond. This process will repeat until the application is deemed complete, following which determination, the planning division will refer the application to the planning commission and schedule a public hearing for planning commission within forty-five days thereafter.
C. Review by the Planning Commission.
1. The planning commission shall approve, conditionally approve, or, where city council action is required, recommend for each precise plan of design subject to this chapter. Following completion of the review process, the planning division shall prepare a report summarizing the decision and findings of the planning commission and forward this report to the applicant for review and concurrence.
2. Approval of the precise plan of design does not become effective until the applicant has signed a statement acknowledging awareness and acceptance of any required conditions of approval.
3. If the applicant does not concur with the action of the planning commission, the applicant may appeal the planning commission’s decision pursuant to the appeal provisions set forth in chapter 18.66.
D. Basis of approval of precise plans of design.
Approval, conditional approval or disapproval of a precise plan of design shall be based on the following principles and findings:
1. Every proposed use and development of land shall be in compliance with all city ordinances and regulations, unless in accordance with an approved variance.
2. Every proposed use and development of land shall be considered on the basis of suitability of the site for the particular use or development intended ;and the total development shall be so arranged as to avoid or reduce traffic congestion, ensure the health, safety and welfare of the general public, prevent adverse effects on neighboring properties and shall be in accord with the city’s general plan.
3. If the proposed development contains elements which would unreasonably interfere with the use or enjoyment of neighboring property rights or would endanger the peace, health, safety or welfare of the general public, the precise plan of design may be disapproved or may be so modified or conditioned so as to remove or mitigate such impacts.
4. In reviewing a precise plan of design, the planning commission or city council, as applicable, may consider the architectural design, general exterior appearance, landscaping, color, texture, surface materials and exterior construction, shape and bulk, and other physical characteristics, including the location of public utility facilities.
If it is determined by the the planning commission or city council, as applicable, that the proposed development will substantially interfere with the orderly or planned development of the City, the precise plan of design may be disapproved or may be so modified or conditioned so as to remove or mitigate such objections.
E. Approval of precise plans of design.
An approved precise plan of design will remain valid for a period of one (1) year from the date of approval. If substantial construction activities are commenced within the one (1) year period and such construction is being diligently pursued towards completion, the approved precise plan of design shall remain effective for an additional one (1) year period. The the planning commission or city council, as applicable, may, upon application prior to termination of the second one (1) year period, extend the approval time in the event of demonstrated unavoidable delays.
Chapter 18.70 - ENVIRONMENTAL REVIEW
18.70.050 - Assessment—Review by planning commission.
A. The planning commission shall review all initial environmental studies for projects as defined by CEQA, excepting initial studies for activities, programs or development proposals exempted from further environmental analysis by provisions of CEQA.
B. Should the planning commission determine that the project will not have a significant effect on the environment, it shall issue a CEQA exemption, negative declaration or mitigated negative declaration for the project. Issuance of the mitigated negative declaration will be made concurrently with approval of the project by the the planning commission or city council, as applicable. The mitigated negative declaration shall remain in effect until the expiration date of the city's permit or approval of the project. Following issuance of the mitigated negative declaration and approval of the project by the planning commission or city council, as applicable, the director of development services or his designee shall submit a notice of determination to the clerk of the county board of supervisors and/or State Clearinghouse, as appropriate, within the time prescribed by CEQA guidelines.
E. If upon review of the submitted environmental information form, the development services director finds that the proposed project involves special circumstances such as possible unique environmental issues, potential hazardous technologies, or controversial environmental concerns, the city shall require that the project sponsors fund, in addition to the standard city environmental review fee, the preparation of an initial environmental study (IES) prepared by an environmental consultant selected by the city.
Should the development services director determine that the project may have a significant effect on the environment, he/she shall recommend that an environmental impact report be prepared for the project in accordance with CEQA requirements.
18.70.070 - Assessment—Review by city council.
. . . .
B. During a period of not less than fifteen days nor more than thirty days following an environmental determination by the planning commission, the city council, may on its own motion, elect to review the environmental determination and may affirm, reverse or modify the finding.
Chapter 18.78 - SPECIFIC PLANS
18.78.070 - Conformity of specific plans to general plan, zoning, street improvements, open space and landscaping.
A. All specific plans shall be in conformance with the various elements, goals, objectives and policies of the city general plan.
B. Where necessary, zoning shall be brought into conformance with the specific plan land uses within a reasonable time after adoption of the plan.
C. No street shall be improved and no sewers or connections or any other improvements shall be made or authorized in any street within any area for which there is an adopted specific street or highway plan until the matter has been referred to the planning commission for report as to conformity with such specific plan.
D. No street shall be improved, no sewers or connections or other improvements shall be made or public building or works including school buildings constructed within any territory for which the city council has adopted a specific plan regulating the development of the use of open space land and landscaping until the finding has been made that the open space land and landscaping are in substantial compliance with the adopted specific plan. Said determination shall be rendered by the planning commission.
18.78.090 - Implementation.
No development shall occur or building permits issued within an adopted specific plan area until the proposed development is reviewed by the planning commission and found to be consistent with the specific plan for the area. Criteria for review and approval of proposed development shall include, but not be limited to the following:
A. Conformance with the land use designation;
B. Conformance with specific development standards, goals and policies of the specific plan; C. Conformance with the intended density of the zone of the site.
Chapter 18.80 - PLANNED RESIDENTIAL DEVELOPMENT-ATTACHED (PRD-A) DISTRICT
18.80.060 - Review and approval process.
The following procedures shall be completed prior to the issuance of building permits:
. . . .
D. Approval of the precise plan of design by the planning commission under this subsection shall be subject to the procedures and requirements set forth in Chapter 18.65.
18.80.070 - Development standards.
The development standards contained in this section shall apply to all attached planned residential developments. . . . .
C. Density Bonus. The planning commission may approve, at the time of consideration for a change of zone to a PRD-A district, a "density bonus" which is an increase in the maximum number of dwelling units per net acre allowed under subsection B of this section. Density bonuses may be approved for a planned residential project only when all of the criteria are met under the following categories:
. . . .
2. Passive Solar Design. The maximum density bonus granted under this category shall not exceed four units to the net acre and may be granted when:
. . . .
o. Utilities. The applicant shall submit to the development services department, and it shall be made a condition of approval, that the serving utilities will install underground all facilities necessary to furnish service in the development. In addition, each dwelling unit shall be provided individual services and utility meters. . . . .
Chapter 18.90 - PLANNED RESIDENTIAL DEVELOPMENT-DETACHED (PRD-D) DISTRICT
18.90.060 - Review and approval process.
The following procedures shall be completed prior to the issuance of building permits:
. . . .
D. Approval of the precise plan of design by the planning commission, under this subsection shall be subject to the procedures and requirements set forth in Chapter 18.65.
Chapter 18.100 - MOBILE HOME DEVELOPMENT (MHD) ZONE
18.100.070 - Review and approval process.
The following procedures shall be completed prior to the issuance of building permits:
. . . .
D. Approval of the precise plan of design by the planning commission, under the precise plan of design process shall be subject to the procedures and requirements set forth in Chapter 18.65.
18.100.080 - Development standards.
The following minimum development standards contained in this section shall apply to all proposed mobile home parks or subdivisions, unless specified in this section:
. . . ..
M. Utilities. The applicant shall submit to the development services department and it shall be made a condition of approval, that the serving utilities will install underground all facilities necessary to furnish service to the development. If the development involves a subdivision for the purpose of individual lot ownership, each mobile home space shall be provided individual service and utility meters.
Chapter 18.106 - REGULATION OF CONVENIENCE MARKETS
18.106.050 - Review and approval process.
The following procedural steps shall be completed prior to the issuance of grading or building permits for the development of, or conversion into, a proposed convenience-type market:
A. Environmental Review. An application for environmental review for the proposed convenience-type market shall be submitted to the planning division in accordance with the provisions of Chapter 18.70. Prior to approval of the conditional development permit for the proposed project, the environmental review and assessment process shall be completed as required by state law and the city's environmental review ordinance. At the time of submittal of the application for environmental review, the applicant shall also submit the following:
1. A crime prevention plan, which is a written implementation program developed by the applicant in conjunction with the police department and approved by the police chief addressing the following issues:
a. Measures to increase employee and customer safety,
b. Enhanced security measures, including security lighting, approved alarm systems, and other crime prevention measures to be incorporated into the design and operation of the convenience-type market. As a part of the required security measures, video security cameras shall be installed within the building, c. Measures to control loitering,
d. Any other crime-related measures required by the police department which are intended to mitigate the costs of city-provided services for the proposed convenience-type market.
The appropriate crime prevention measures endorsed by the police department will be incorporated into the design and approval of the project and implemented as conditions of approval of the conditional development permit and precise plan of design.
2. An engineered traffic study which analyzes on-site and off-site vehicular traffic and circulation impacts anticipated to result from the proposed convenience-type market, and provides specific mitigation measures to be incorporated into the design and approval of the project. The requirement for the traffic study may be waived by the city's public works department for convenience-type markets to be located within an existing building in a multitenant commercial center and where no concurrent sale of automobile fuels is proposed by the applicant.
B. Conditional Development Permit. Following completion of the environmental assessment review, the applicant shall submit a complete application package for conditional development permit in compliance with existing policies and requirements, and in accordance with the provisions of Section 18.106.040.
C. Precise Plan of Design. Concurrent with the application for conditional development permit, the applicant shall submit a complete application for a precise plan of design with the planning division. The development services department will review the precise plan of design and forward recommendations to the planning commission for incorporation into the conditional development permit.
Chapter 18.110 - REGULATION OF THE OFF-SALE OF ALCOHOLIC BEVERAGES
18.110.070 - Review and approval process.
The following procedural steps shall be completed prior to the issuance of a grading or building permit for the development of, or conversion into, a proposed establishment intended for the off-sale of alcoholic beverages:
A. At the time of submittal of the application for environmental review pursuant to Chapter 18.70, the applicant shall also submit a crime prevention plan, addressing the following issues:
1. Measures to increase employee and customer safety;
2. Enhanced security measures including security lighting, approval of an approved alarm system and any other crime prevention measures to be incorporated in the design and operation of the business. As part of the required security measures, video security cameras shall be installed within the building;
3. Measures to control loitering;
4. Any other crime related measures required by the police department which are intended to mitigate the costs of city-provided services for the proposed business of off-sale of alcoholic beverages. The appropriate crime prevention measures endorsed by the police department will be incorporated in the design and approval of the project and implemented as conditions of approval of the conditional development permit and precise plan of design.
B. Conditional Development Permit. Following completion of the environmental assessment review and the police chief's recommendation for approval of the crime prevention plan, the applicant shall submit a complete application package for a conditional development permit in compliance with the existing policies and requirements.
C. Precise Plan of Design. Concurrent with the application for a conditional development permit, the applicant shall submit a complete application for a precise plan of design with the planning division. The development services department will review the precise plan of design and forward recommendations to the planning commission for incorporation into the conditional development permit.
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