Chapter 13-48. Planned Development Plans
Sec. 13-48.100 Purpose.
The purpose of the planned development plan is to:
1. Regulate new development by establishing a coherent and complete plan that describes all proposed uses, improvements to be included within the development.
2. Ensure that the intent of the General Plan and the provisions of this Title are met.
3. Establish a review process for development and/or subdivision within specified zoning districts of a combination of different dwelling types and/or a variety of land uses which complement each other and harmonize with existing and proposed land uses in the vicinity.
4. Provide for well-planned developments that conform with the purposes of the Zoning Ordinance although they deviate in certain respects from district regulations.
5. Encourage and promote safe and well-designed neighborhoods and mixed-use developments with pedestrian walkways, bikeways, and access to transit facilities.
6. Require proposed new development with potential conflicts to integrate mitigation measures within the project design.
The planned development plan will consist of an assembly of the project description with supporting tables and figures, plans, maps, conditions of approval, mitigation monitoring plan, and all adopted resolutions and ordinances associated with the project. The following specific rules and regulations established in this Chapter shall apply to all planned development plans. [Ord. 515 § 2, 2018; ZO § 48.100.]
Sec. 13-48.200 Application and Applicability.
A planned development plan shall be prepared for developments and subdivisions within zoning districts specified in Division II of the Zoning Ordinance. Development design may deviate from the standards of a zoning district to the extent that the planned development plan is consistent with the intent of the General Plan and Zoning Ordinance. A planned development plan shall include only uses and densities permitted in the zoning district in which the planned development plan is located.
All proposals for subdivision or development within zoning districts requiring planned development plans shall be required to submit a planned development plan application concurrently with other applications. There are 3 potential stages in the review process which are outlined below and include the following: (1) conceptual; (2) initial; and (3) final. The final stage includes design review as established in Chapter 13-42.
The final planned development plan encompasses the detailed building, landscaping, signage, and exterior lighting design of the project. Final planned development plans shall consist of both use permit and design review approval along with sufficient plans and exhibits to document all project features and conditions. The final planned development plan and design review must be approved prior to building permit issuance. [Ord. 541 § 2 (Exh. A), 2022; Ord. 515 § 2, 2018; ZO § 48.200.]
Sec. 13-48.300 Conceptual Planned Development Plan.
The conceptual planned development plan is an optional procedure intended to provide an opportunity for discussion and informal review of a proposed subdivision or development that requires a planned development plan. This process provides a forum to discuss the overall direction for the proposed project thereby enabling the landowner or developer to use the comments on the project prior to making a formal application. Conceptual planned development plans are generally recommended for projects that are large, complex, or may be subject to controversy. No environmental review is required for this process.
The following information shall be submitted for proposed conceptual planned development plans for subdivisions or developments. The information is to be submitted on site plan maps with accompanying text and tables. Site plan maps are to include an accurate land survey base.
1. Existing uses and densities and planned uses and densities in surrounding area according to the General Plan;
2. Proposed project land uses;
3. Circulation and access design for the entire tract or parcel of land;
4. Configuration and subdivision into sub-parcels or individual lots;
5. Existing utility services or easements;
6. Improvements necessary for the proposed subdivision or development;
7. Existing and proposed parks, playgrounds, view corridors or other common open space;
8. Existing natural features on a site, i.e., large healthy trees, drainages;
9. Provisions for pedestrian and bicycle paths/access; and
10. Off-street parking areas and capacities.
In addition to subsections (1) through (10) of this Section, the following shall be addressed for all residential uses:
11. Whether or not the density bonus will be utilized, and if so, the number of affordable housing units to be provided;
12. Total number of dwelling units; and
13. Potential housing types, such as single-family house or multifamily buildings.
In addition to subsections (1) through (10) of this Section, the following shall be addressed for all commercial uses:
14. Potential commercial uses and related total square footage; and
15. Conceptual designs of the structures indicating mass, height, shape and articulation.
The conceptual stage shall include meetings with the City staff and may include meetings with the Planning Commission and City Council; however, no formal action shall be required. This review shall not be construed as an official endorsement of any proposed uses, precise location of uses, or configurations of parcels. Following the conceptual stage, an owner or developer shall submit a formal application for an initial planned development plan along with other subdivision and development applications. [Ord. 515 § 2, 2018; ZO § 48.300.]
Sec. 13-48.400 Initial Planned Development Plan.
The initial planned development plan focuses on the review of the project’s subdivision plan and/or site development plan. It is evaluated and approved in conjunction with other basic subdivision and development applications. The initial planned development plan is intended to establish a comprehensive set of documents and conditions of approval which will regulate the subdivision or development whether it occurs in phases by a single owner or developer, or in smaller increments by separate owners or developers. The initial planned development plan is subject to environmental review and requires that the City Council make findings according to criteria outlined in Section 13-48.600.
The initial and final planned development plan stages shall be required for subdivision of an entire tract or parcel into individual lots where it is the intention of the landowner or developer to build all or a portion of the proposed development. However, an initial master development plan only may be granted when a landowner or developer applies only for the subdivision of a parcel into sub-parcels and there are few required site improvements subject to design review. Final planned development plans would be required of subsequent owners prior to development of the site.
An initial planned development plan and final planned development plan may be reviewed concurrently at the request of the applicant.
No improvements to the land shall commence or be approved until the City Council has approved the initial planned development plan. The approved subdivision or development shall be subject to all conditions imposed upon it, and shall not be exempted from other ordinance provisions unless specified within the conditions of approval. All improvements shall be in accordance with the approved or amended initial planned development plan. No building construction shall commence without an approved final planned development plan.
All initial planned development plans shall be prepared and endorsed by a licensed civil engineer or licensed land surveyor. The following information is to be submitted on the initial planned development plan map with accompanying text and tables.
1. A engineer’s survey map of the property, including the 100 feet surrounding the property, showing the property boundary, existing features such as trees, drainages, buildings or structures, streets, easements, utilities, land uses, and ownerships;
2. Proposed land uses on the site, existing uses and future uses in surrounding area according to the General Plan;
3. Proposed circulation and access design for the entire tract or parcel of land including all existing and proposed street or alley rights-of-way including location, type, width, utilities, drainage, grading and landscaping areas, bicycle and pedestrian paths, fire and emergency access;
4. Proposed sub-parcels or individual lots including lot lines, numbering, areas, dimensions, setback requirements, building footprints and FARs;
5. Existing and proposed parks, view corridors or other common open space including location, dimensions and landscaping;
6. Off-street parking areas and capacities, parking space locations and size types, and loading spaces;
7. Proposed timing schedule for subdivision or development improvements;
8. A tabulation including the following: the total number of acres in the proposed subdivision or development; total area of proposed and existing streets and rights-of-way; the area and percentage of the gross site area designated for each use; and include the following where applicable: the total gross square footage of commercial uses, nonprivate open space, parks, public or semi-public community buildings and facilities;
9. A completed environmental information form and a written statement which outlines the proposed mitigation measures for potential site development problems such as flooding, access, seismic hazards, noise; and
10. Any additional information as may be required by the Community Development Director.
In addition to subsections (1) through (10) of this Section, the following shall be addressed for all residential uses:
11. Total number of dwelling units;
12. If the density bonus is granted, the number and location of affordable units required;
13. If the density bonus is not utilized, the in-lieu fee required; and
14. The average density per net acre and per gross acre.
In addition to subsections (1) through (10) of this Section, the following shall be addressed for all commercial uses:
15. Proposed uses, related total square footage, and floor area ratio (FAR);
16. A statement of intended commercial uses; and
17. A market analysis of proposed commercial uses, if deemed necessary. [Ord. 515 § 2, 2018; ZO § 48.400.]
Sec. 13-48.500 Final Planned Development Plan.
The final planned development plan is intended to establish a set of documents and conditions of approval for the detailed design of buildings and other improvements on the site which will then regulate the development whether it occurs in phases by a single owner or developer, or in increments by separate owners or developers. The final stage is subject to environmental review as necessary and requires the City Council to make findings according to criteria outlined in Section 13-48.600. The final stage includes the process for design review as outlined in Chapter 13-42. All development is subject to final design review approval prior to issuance of building permits.
All final planned development plans shall be prepared and endorsed by a licensed architect, civil engineer, and/or landscape architect. The following information is to be submitted on the final master development plan map with accompanying architectural drawings, landscaped plans, text and tables. The final master development plan should be produced on a map delineating sub-parcels or individual lots, including identification numbers, lot area and dimensions, or a final subdivision map.
1. Building design including schematic floor and roof plans, elevations, massing, height, materials, color and other information as needed to describe architectural character;
2. Detailed site improvement designs, including grading, building footprints, circulation and access, off-street parking configuration, drainage, utilities, easements, landscaping identifying plant species for buildings, open spaces, and street frontages. A separate design review approval shall be required for all buildings not included in subsection (1) of this Section;
3. A tabulation including the following: the total number of acres in the proposed subdivision or development; total area of proposed and existing streets and rights-of-way, open spaces, and landscaped areas; the area and percentage of the gross site area designated for each use; and the total gross square footage of all building types including FAR calculations;
4. Information necessary for evaluation and assignment of fire zone designations, including proposed use and occupancy, type of construction, building height and area of each building or structure, and proposed distances between buildings and structures and distances to property lines;
5. Exterior lighting plans;
6. Signage plans;
7. A schedule outlining proposed construction and timing of future construction; and
8. Any additional drawings or related information as may be deemed necessary by the Community Development Director.
In addition to subsections (1) through (8) of this Section, the following shall be addressed for all residential uses:
9. The types of housing models and their location;
10. When a density bonus has been granted, the timing for the construction of the affordable housing units.
In addition to subsections (1) through (8) of this Section, the following shall be addressed for all commercial uses:
11. The types of commercial buildings and their location. [Ord. 515 § 2, 2018; ZO § 48.500.]
Sec. 13-48.600 Required Findings.
The City Council may grant a planned development plan permit, or modify an approved planned development plan with or without conditions only if all the following findings are made:
1. That the proposed use and densities are consistent with the General Plan.
2. That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the planned development.
3. That any exceptions from standard ordinance requirements are warranted by the design and amenities incorporated in the final planned development plan.
4. That the area surrounding the project site can be planned and zoned in coordination and substantial compatibility with the proposed development.
5. That existing or proposed utility services are adequate for the development densities proposed. [Ord. 541 § 2 (Exh. A), 2022; Ord. 515 § 2, 2018; ZO § 48.600.]
Sec. 13-48.700 Hearings and Appeals.
The procedures for hearings and appeals are as per Chapter 13-44, Hearings, Appeals and Judicial Review.
A planned development plan application along with the Community Development Director’s report shall be submitted to the Planning Commission for review. The Planning Commission shall forward its recommendation to the City Council for final action.
If the planned development plan includes a proposed subdivision, the proceedings for the review of the tentative subdivision map may be undertaken concurrently with the proceedings with respect to the planned development plan. [Ord. 522 § 1, 2019; Ord. 515 § 2, 2018; ZO § 48.700.]
Sec. 13-48.800 Duration of Planned Development Plan Approval.
1. Except for vesting tentative maps approved under Title 10, Chapter 2, Article 3.1 of the Municipal Code and development agreements approved under Title 10, Chapter 8 of the Municipal Code, a planned development plan shall expire 2 years from the date of approval unless prior to the expiration a building permit is issued by the Building Official and construction is commenced and diligently pursued toward completion.
2. A planned development plan approved in conjunction with the approval of a vesting tentative map or development agreement shall expire concurrently with expiration of the vesting tentative map or according to the terms of development agreement.
3. Planned development plans that are approved may be renewed for a maximum of 1 additional year beyond the original date of expiration; provided, that a request for such renewal is submitted to the Planning Department before the date of expiration in subsection (1) or (2) of this Section. The Planning Commission may grant or deny a request for renewal, and such action shall be referred to, or may be appealed to the City Council. [Ord. 515 § 2, 2018; ZO § 48.800.]
Sec. 13-48.900 Modification and Revocation.
1. A planned development plan may be modified through submittal of an application for minor modification as per Chapter 13-46. Any minor modifications must meet the required finding of this Chapter. A proposed modification that does not meet minor modification criteria shall be treated as a new application subject to the application, findings and public hearing requirements of this Chapter.
2. A planned development plan may be revoked by the City Council as per Section 13-44.800 if the development does not comply with adopted conditions of approval or other regulations of the Zoning Ordinance. [Ord. 515 § 2, 2018; ZO § 48.900.]