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Extracted from Consolidated Report
This investigation was originally published as part of a larger consolidated report containing multiple investigations. View the consolidated PDF for the complete document.
Calaveras County Grand Jury
• 2006-2007
Calaveras County Development Planning Process
⚠️ Translation Notice: This content has been automatically translated. The original English text is the official version. Translation may contain errors.
⚠️ Este contenido ha sido traducido automáticamente. El texto original en inglés es la versión oficial. La traducción puede contener errores.
Findings 4 findings
F1
Page 40
The 14 step application process being refined and proposed (Exhibit A) by the Community Development Agency (CDA) appears to have instituted key steps in an effort to resolve misconnects which may have developed during the process in the past. Those steps involve infrastructure and service aspects of a development.
F2
Page 40
The Pre-application meeting (step 2, Exhibit A) between the developer and county planning staff is intended to assist in the completion of the application, to expedite the process and issues, which might arise on the application itself. It does not imply acceptance, merely to resolve questions in the application process.
F3
Page 40
After a site visit by the Planning Department and the application is deemed complete for processing (step 4 and 5 Exhibit A), the recently added Technical Advisory Committee (TAC) meeting (step 6 Exhibit A) is to be held. The purpose for adding the TAC meeting is to bring all “impacted/involved” agencies and special districts together with the developer in order to identify and discuss all aspects of the plan on the infrastructure. “Only County” agencies are required to be present.
F4
Page 40
The remaining steps 7 through 14 complete the process with public input included in Planning Commission and Board of Supervisor reviews, steps 13 and 14. SUMMARY In general, the process as being proposed by the Community Development Agency appears to streamline the application process with several refinements. If actual positive results come from the innovative step 6 TAC meeting, many past problems of infrastructure and service district misconnects could be resolved. The process requests “impacted/involved” agencies attend the meeting but further states only county agencies are required to attend TAC meetings. Infrastructure and service district input is critical to orderly development. Inadequate long term planning by service districts can be illuminated through this process.
Recommendations 14
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R1Page 40Pre-Application- Could be a phone call just to verify their zoning or a drop in at the counter. Review if general plan/zoning change and/or use permits are required for the use. a. Non discretionary permit – entitled project under zoning b. Discretionary use permit – needs some sort of conditions to be met.
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R2Page 40Pre-Application meeting – Planner meets with applicant to discuss the project; may include Planning Director or Community Development Director. Planner will assist the applicant with preliminary information needed to fill out application, then it is given to applicant to identify additional needs and complete remaining items prior to coming in with the completed application. Planner will help identify which items need to be submitted with the application and which can be submitted after application.
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R3Page 40Application submitted – Stamped as received, but not considered complete until additional review is completed.
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R4Page 40Planning site visit – Completed by the same planner from the pre- application meeting to make sure everything on the application and plans is reflected on site. Identify any environmental issues.
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R5Page 41Application accepted as complete. County has thirty days to deem complete for processing, beginning the date application is submitted and fees are paid. (Government Code Section 65920)
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R6Page 41Technical Advisory meeting – To bring impacted/involved agencies together to identify and discuss all issues. Potential participants include Planning, Building, Public Works, CDF, Environmental Health, Water District, Sewer District, Fire Districts, Fish & Game, and Army Corp. Only County agencies will be required to be there.
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R7Page 41Applicant commissions additional studies. Based on results of staff and technical advisory meeting.
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R8Page 41Initial agency circulation of project – Notification sent out to all agencies involved letting them know about project and giving them the opportunity to comment on proposed environmental review.
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R9Page 41Initial comments received & additional studies approved.
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R10Page 41Preparation of Negative Declaration, Mitigated Negative Declaration or Environmental Impact Report.
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R11Page 41Public circulation of environmental documents - Circulated to agencies and the public; publish a public notice.
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R12Page 41Staff report prepared. Report includes project and environmental documents, and a recommendation of approval or denial.
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R13Page 41Planning Commission – Reviews public records and takes public testimony. Basis of decision/recommendation has to be based upon substantial facts.
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R14Page 41Board of Supervisors – Additional step required for general plan changes, zoning changes & ordinance changes. Final approval. 37