A. All residential projects not exempted from the growth management system shall apply for and complete a preliminary review process; preliminary review will be done by the department of community development.

B. Preliminary review includes analysis of: compliance with applicable provisions of general plan and zoning ordinance, site compatibility, potential environmental impacts, and ability to satisfy established development objectives.

C. The developer shall submit the following material as application for preliminary review: environmental impact questionnaire; site plan showing lot sizes, layout, street pattern and public facilities and improvements; project phasing; typical floor plans and architecture; and any other data considered pertinent by the planning director.

D. Preliminary review applications will be accepted by the city any time.

E. At the completion of preliminary review, the developer will receive written notification to proceed with application for development approval (tentative map, rezoning, design review, etc.) and a determination as to the extent of environmental review required.

F. All projects subject to the growth management system must have a complete application by December 31st of the calendar year preceding the year for which allocations have been granted or said allocations shall be forfeited.

G. Once an application has been deemed complete, a project must complete the development review process and certification of any environmental documents on or before December 31st of the year for which the allotments have been granted or said allotments shall be forfeited.

H. For subsequent phases of a project with an approved tentative map, final map approval must be completed (i.e., approved by resolution of the city council) on or before December 31st of the year for which allotments have been granted or said allotments shall be forfeited.

I. For subsequent phases of a residential project not requiring a land division, building permits must be issued on or before December 31st of the year for which allotments have been granted or said allotments shall be forfeited.

J. At its earliest available meeting in November of each year, commencing in 1989, the city council shall review the status of projects with allocations for that year. The city council may, at its discretion, and with appropriate findings, extend the December 31st deadline for project approval and forfeiture of allotments.

K. Projects completing the development review process within the appropriate time frame set forth above shall be considered by the city to have exercised their allotments for that year.