WHAT IS PLANNED DEVELOPMENT?The Planned Development (PD) District, is a unique zoning tool to implement the objectives and policies of the General Plan. Information regarding the General Plan is available in the Planning and Development Department, Community Planning Section at 175 North Garfield Avenue or by calling (626) 744-4206.The PD District provides a unique approach for developing large parcels of land with a minimum site area of 2 acres and, with certain exceptions, a minimum of 1 acre would be allowed. The PD district is intended to ensure orderly planning and quality urban design that will be in harmony with the existing or potential development of the surrounding neighborhood. The Planned Development District is a specially tailored zoning district which designates the zoning regulations for the accompanying project, sets specific development standards, and ensures that zoning and the General Plan are consistent. Commercial, residential, or industrial property may be considered for a Planned Development District.
WHAT DO I DO FIRST?Consult the staff in the Community Planning Section if you are interested in applying for a Planned Development District. A planner will help you find out the zoning and General Plan designations of the project site. You will be provided information on the City’s land use regulations and objectives and policies of the General Plan. The Planner will also help you understand the City’s review and approval procedure, and assist you with the application process. The planner will discuss the importance of meeting with the neighborhood that will be affected by your proposal.A meeting to discuss your project with the surrounding neighborhood is required before you submit a formal application. You are encouraged to seek comments from the residents and work with them to resolve any conflicts on the design of your project, traffic, noise, use of the site or any impacts specifically related to your project. The City’s Neighborhood Connections office and the Community Planning Section can provide you with further assistance to help you conduct and effective meeting.Unless otherwise waived, all applicants are required to go through Pre-Development Plan Review (PPR). The primary purpose of this step is to familiarize you with City regulations and concerns of City departments.
WHEN DO YOU APPLY FOR A PLANNED DEVELOPMENT DISTRICT?You can apply for a Planned Development District for a variety of reasons. You may want to propose a project in an area of the City where the zoning district does not offer the flexibility to pursue a unique development on the site which meets the objectives and policies of the Land Use Element of the General Plan. For example, the Planned Development District could allow you greater freedom in establishing building setbacks or selecting an alternative means to provide parking or access to the project site subject to certain conditions. This planning approach can provide creative flexibility to your project design, however it is not intended to circumvent the requirements set forth in the Zoning Ordinance and administrative procedures.
WHO MAY FILE?Any one of the following may file an application for a Planned Development District:
WHAT DO I NEED TO DO TO FILE AN APPLICATION?Application forms can be obtained from the Community Planning Section at 175 North Garfield Avenue. The complete application submittal consists of the following:
ARE THERE ANY FEES AND WHAT TO THEY COVER?There is a flat fee to cover the cost of processing your application as well as additional fees for environmental review. Depending on whether or not your project needs a more extensive environmental review, there may be additional fees. The fees are reviewed yearly and may be adjusted by the City Council. Consult a planner in the Community Planning Section for further details on specific application deposits and fees.
WHAT IS THE PROCESS AFTER AN APPLICATION IS FILED?After we have received your application for a Planned Development District, the Community Planning Section will determine if the application is complete. Staff will complete the review of the application within 30 days after you have filed the application. If your application is deemed incomplete, staff will send a letter to you detailing a list of items necessary to complete the application. Once your application is deemed complete, you will be notified, and the Community Planning staff will prepare the environmental review.In addition to your discussing the project with the neighborhood, the Community Planning Section will hold a neighborhood meeting after you file a formal application, to ensure that issues important to the neighborhood have been identified and addressed. If any unresolved or new issues arise that need to be mediated between you and the neighborhood, the Community Planning Section will hold additional meetings.Depending on the nature of your development project, additional review may be necessary. It may be required to go through Design Review and Cultural Heritage Commission Review. Contact Design & Historic Preservation at 175 North Garfield Avenue at (626) 744-4228..Following the neighborhood meetings, a staff report is prepared on your proposed Planned Development District, including a review of the required environmental documentation; an analysis of the planning issues including a discussion of the consistency of the project with the objectives and policies of the General Plan; the neighborhood meetings and a recommendation based on the staff analysis and public input.
PLANNING COMMISSION HEARINGOnce the report is completed, the Community Planning staff will notice a public hearing before the Planning Commission. At the Planning Commission hearing, the staff will make a brief presentation and then you will be given an opportunity to comment on the project. An opportunity will then be given to citizens to speak in favor or opposition or simply comment on the project. Following this segment of the public hearing, you will be offered a final opportunity to speak to the Planning Commission.At the conclusion of the hearing the Planning Commission can either recommend approval of the proposed project, continue the project until further information is presented, modify the project or deny the project. If the project is approved, staff will schedule it for a noticed public hearing before the City Council following the Planning Commission hearing.
CITY COUNCIL HEARINGThe City Council meeting will also be noticed. At the hearing, public testimony will again be received in the same manner it was received before the Planning Commission. At the conclusion of the public hearing, the City Council will make the final decision on your project. The City Council can either approve the project with or without modifications, continue the project until further information is presented, refer the project back to the Planning Commission for further review, or deny the project.If your project is denied by the Planning Commission, the Planning Commission is the final decision making body unless the project is "called up" for review by the City Council (PMC 17.104).
WHEN DOES THE APPROVED PLANNED DEVELOPMENT BECOME EFFECTIVE?Planned Development Districts are adopted by Ordinance. The City Attorney will prepare the Ordinance. The City Clerk will then place the Ordinance on the City Council agenda for first and second reading. Typically the Ordinance is published in a newspaper of general circulation and becomes effective 30 days following publication.