§ 19.07.025. Preliminary project review map—Review and processing.

A.

Within thirty (30) days of the date of submittal of a package for scoring a preliminary project review map, the Director of Planning shall determine in writing whether submittal package is complete and forward such a determination to the subdivider in writing. If the submittal package is determined to be incomplete, the Director of Planning shall inform the subdivider in writing of the additional information required, or the procedure by the preliminary project review map submittal package can be completed.

B.

A proposed preliminary project review map submittal shall be considered for scoring at duly noticed public hearing held by the Citizen's Subdivision Evaluation Committee.

C.

The Citizen's Evaluation Committee shall not accept a preliminary project review map submittal unless accompanied by an environmental recommendation. An environmental recommendation includes:

1.

A prepared negative declaration accompanied by an environmental initial study, or;

2.

A circulated draft environmental impact report;

3.

Data supplementing a previously certified environmental impact report, the data supplemental environmental impact report shall be deemed as adequate or inadequate by Staff prior to making its report to the Citizen's Subdivision Evaluation Committee.

D.

After the submittal package for the preliminary project review map has been determined complete and placed on an agenda for a public hearing for scoring, the Director of Planning shall forward copies of the preliminary project review map and application to members of the Citizen's Subdivision Evaluation Committee.

E.

Action by the Citizen's Subdivision Evaluation Committee:

The Citizen's Subdivision Evaluation Committee shall review the proposed preliminary project review map to evaluate the merits of the subdivision proposal and score it according to committee procedures. For the purposes of this ordinance "scoring" shall mean a numerical value based adopted criteria as established by the Carmel Valley Master Plan where development proposals are evaluated in relation to policies of the Carmel Valley Master Plan and environmental issues and points so that the relative importance of a policy or environmental issue is stressed. A project achieve compliance with all policies in order to be considered for approval. In order to gain approval, a project must score at least half the points within each evaluated category as itemized in the scoring sheet in accord with the Carmel Valley Master Plan. A project receiving a low score or less than one-half of the applicable points in any category may revise and reapply to the Citizen's Subdivision Evaluation Committee only once in any calendar year from the date of scoring by the Citizen's Subdivision Evaluation Committee.

F.

Technical Review. Staff shall conduct Technical Review to consider the proposed development and to review or recommend proposed findings, recommend conditions of approval, or recommend disapproval to the Planning Commission. The Technical Review by staff shall review the proposed project only from a technical standpoint and will not evaluate the project to confirm scoring a development.

G.

Action by the Planning Commission:

1.

The Director of Planning shall set the matter for public hearing before the Planning Commission to review and consider the proposed development. The matter shall not be set for hearing until the Technical Review has been conducted.

2.

The Planning Commission shall review the preliminary project review map and make recommendations relating to technical matters, subdivision design and consistency of the map with the land use element and provisions of the applicable General Plan, Local Coastal Program, Area Plan, Land Use Plan or Master Plan documents.

3.

The Planning Commission shall make a finding, based on substantial evidence, upon the recommendation of the Health Officer, pursuant to Subsections 19.03.015.L., 19.05.040.L., or 19.07.020.K. that the source capacity and water quality for all lots proposed to be created through the subdivision meets the requirements of all applicable health and safety regulations prior to approval of the standard subdivision tentative map, or vesting tentative map, or tentative parcel map.

4.

The Appropriate Authority shall make a finding, based on substantial evidence, upon the recommendation of the Health Officer, pursuant to Section 19.03.015 that the source capacity and water quality for all lots proposed to be created through the subdivision meets the requirements of all applicable health and safety regulations prior to approval of the tentative parcel map.

H.

Action by the Board of Supervisors. The Board of Supervisors shall review preliminary project review map at a noticed public hearing. The purpose of the review shall be to evaluate the score given the preliminary project review map by the Citizen's Subdivision Evaluation Committee. Upon review of the score and evaluation of the Planning Commission report, the Board of Supervisors shall confirm or modify the preliminary project review map score and issue a resolution with findings that establishes the subdivision's evaluation score. Scores shall be valid for two years from the date of the Board of Supervisors resolution.

Once a project preliminary review map has received a score, the application shall be held in abeyance until the Board holds its annual allocation hearing. All preliminary project review maps in the group to be reviewed receiving a score thirty (30) days or longer before the Board of Supervisors annual allocation hearing shall be considered competitively on that date. Preliminary project review maps scored after the thirty (30) day date prior to the allocation hearing shall be held until the next allocation hearing.

The allocation hearing will review all scored subdivisions received for that hearing. Based upon scores, design elements, community need, environmental factors and availability of public facilities required, the Board of Supervisors shall allocate lots, established as available to be considered by preliminary project review maps within the limits set forth in the Carmel Valley Master Plan. Based upon findings made by the Board of Supervisors, any given preliminary project review map may receive zero to twenty-five (25) lots per year. The Board of Supervisors, at its discretion may allocate lots in subsequent years. Those lots allocated in future years would be monitored. Lots allocated, for which a tentative map is subsequently approved, and then expires prior to recordation of a final map shall revert to the allocation quantity in the year of map expiration.

Affirmation of a score shall not be construed an approval of a project.

I.

After the Board of Supervisors has completed public hearings relative to allocating lots proposed standard subdivision or minor subdivision, the preliminary project review map may be converted to a tentative map or tentative parcel map. Applications for a tentative map or tentative parcel map shall follow the procedures as set forth in Chapters 19.03 and 19.04.

(Ord. 4082, 2000; Ord. 3855, 1996)

(Ord. No. 5135, § 77, 7-7-2009; Ord. No. 5218, §§ 14, 15, 6-28-2013)