Planned Development Overlay Zone°w" f MEETING DATE: 1/20/15
ITEM NO: I !ps CAS °g
COUNCIL AGENDA REPORT
DATE: JANUARY 14, 2015
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: PLANNED DEVELOPMENT OVERLAY ZONE
A. CONSIDER THE PLANNING COMMISSION'S RECOMMENDATIONS
TO THE TOWN COUNCIL REGARDING THE PLANNED
DEVELOPMENT OVERLAY ZONE AND
B. ADOPT A RESOLUTION APPOINTING A STUDY COMMITTEE, OR
C. IMPLEMENT THE COUNCIL AD HOC COMMITTEE'S
RECOMMENDATION.
RECOMMENDATION:
1. Consider the Planning Commission's recommendations to the Town Council regarding the
Planned Development Overlay Zone and
2. Adopt a resolution appointing a Study Committee.
ALTERNATIVES:
1. The Council may direct staff to prepare the necessary ordinance(s) and General Plan
amendment(s) to implement the recommendations of the Ad Hoc Committee, and refer the
ordinance(s) and amendment(s) to the General Plan Committee for formal review followed by
the required public hearings before the Planning Commission and Town Council; or
2. The Council may identify a different composition for the suggested Study Committee. For
example, the Committee could consist of the General Plan Committee plus additional
community members identified by Council, or it could consist of the original Planned
Development (PD) Ad Hoc Committee with additional members; or
3. Continue the matter to a date certain with specific direction.
PREPARED BY: LAUREL R. PREVETTI /
Assistant Town Manager 4irWectorfit m unity Development
Reviewed by: N/A Assistant Town Manager Town Attorney T Finance
N:\DEV\TC REPORT512015\Pla ed D"elopmem 01.20.15.doc Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: PLANNED DEVELOPMENT OVERLAY ZONE
JANUARY 14, 2015
REMARKS:
On November 4, 2014, the Council unanimously approved a motion to continue the Planned
Development item because the Council did not have verbatim minutes of the Planning Commission
meeting of October 8, 2014, members of the public requested continuance due to Election Night, and
the upcoming change in the Town Council membership. The Council did not take public testimony
in November.
Attached, per Council request, are the verbatim minutes of the Planning Commission meeting
(Attachment 7). As this item is requesting direction from Council regarding process, known
interested parties are being informed that the Planned Development discussion is scheduled for
Council on January 20, 2015. Once Council provides direction, staff will prepare the required
General Plan and Zoning Code amendments with formal noticing and public hearings.
Attachments 1 -5 (Previously received with the staffrenort for the November 4 2014 Town Council
meettn
1. October 8, 2014 Planning Commission Staff Report
2. October 8, 2014 Planning Commission Desk Item Report
3. October 3, 2014 Planning Commission Draft Meeting Minutes
4. Draft Resolution with Exhibit A: Planned Development Study Committee
5. Correspondence dated 10/27/14 from J. Epstein
Attachment 6 (Previously received with November 4 2014 Desk Item)
6. Correspondence received prior to 11:00 a.m. on November 4, 2014
Attachment 7 received with this report•
7. Verbatim minutes of the October 8, 2014 Planning Commission meeting
IoW of MEETING DATE: 11/04/14
ITEM NO. 10
tps sptps COUNCIL AGENDA REPORT
DATE: OCTOBER 24, 2014
TO: MAYOR AND TOWN COUNCIL p
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: PLANNED DEVELOPMENT OVERLAY ZONE
A. CONSIDER THE PLANNING COMMISSION'S RECOMMENDATIONS
TO THE TOWN COUNCIL REGARDING THE PLANNED
DEVELOPMENT OVERLAY ZONE AND
B. ADOPT A RESOLUTION APPOINTING A STUDY COMMITTEE.
RECOMMENDATION:
1. Consider Planning Commission's recommendations to the Town Council regarding the
Planned Development Overlay Zone, and
2. Adopt a resolution appointing a Study Committee.
ALTERNATIVES:
The Council may choose to identify a different composition for the suggested Study
Committee. For example, the Committee could consist of the General Plan Committee plus
additional community members identified by Council, or it could consist of the original
Planned Development (PD) Ad Hoc Committee with additional members; or
2. The Council may choose to determine that additional study is not necessary, direct staff to
prepare the necessary ordinance(s) and General Plan amendment(s) to implement the
recommendations of the Ad Hoc Committee, and refer the ordinance(s) and amendment(s) to
the General Plan Committee for formal review followed by the required public hearings
before the Planning Commission and Town Council; or.
3. Continue the matter to a date certain with specific direction.
PREPARED BY: LAUREL R. PREVETTI -4WLEm Assistant Town Manager / irector of unity Development
Reviewed by: N/A Assistant Town Manager Town Attorney N-IA Finance
N:\DEV\TC REPORTS@ 014 \PlannedDevelopmenu. l IA -14.do Reformatted: 5/30102
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: PLANNED DEVELOPMENT OVERLAY ZONE
OCTOBER 24, 2014
BACKGROUND:
On June 2, 2014, the Town Council reviewed the Ad Hoc Committee's proposed amendments to the
PD Overlay Zone section of the Town Code. The Council referred the Ad Hoc Committee proposal
to the Planning Commission to facilitate public input, review the Ad Hoc Committee's
recommendation, and consider appropriate next steps such as formal referral to the General Plan
Committee or other recommendation(s) for Council's consideration. Attachment 1 contains the staff
report to the Commission, including the Ad Hoc Committee's recommendations and the verbatim
minutes of the June 2, 2014 Council meeting.
DISCUSSION:
On October 8, 2014, the Planning Commission accepted testimony from the public and reviewed the
Town Council referral. Over 7,000 households, property owners, and businesses received a postcard
notice by mail in advance of the meeting. A Town -wide postcard was sent due to the dispersed
distribution of existing Planned Developments throughout the Town. In addition, all applicants with
pending Planned Development (PD) applications were informed of the meeting.
The Commission received correspondence and testimony from several developers, property owners,
and residents who voiced opinions about the Town's PD process and suggested revisions. The
developers commented that the existing Planned Development Overlay was a valuable tool that did
not need to be changed; PDs should remain available for a variety ofprojects in Los Gatos; and PDs
provide the flexibility to build mixed use developments and respond to market demand for new
housing products. Comments from residents included concerns that the PD is used to circumvent the
General Plan; the Ad Hoc Committee recommendations are a good start; the PD Overlay could be
improved further; and a workshop setting would have been better than a Planning Commission
meeting for this discussion. The specific comments of each presenter are contained in the approved
Minutes of the October 8, 2014 Planning Commission meeting in Attachment 3.
After receiving the public testimony, the unanimous consensus ofthe Planning Commission was that
further study is needed before the Town should consider revising the PD regulations. Specific issues
or questions might include:
Clarify the problems with PDs;
Review the last few years of PDs to identify any particular problems (such as use and height
changes); and
Consider the questions raised in Mr. Robson's letter to the Planning Commission (see
Attachment 2, Desk Item to the Planning Commission):
The Commission voted unanimously to recommend that Council consider the formation of a
committee to do further research to decide whether or not to pursue the course suggested by the
Town Council's Ad Hoc Committee or consider improving the present PD Ordinance, and whether
there has been any violation of the spirit of the PD Ordinance. The Commission suggested that the
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: PLANNED DEVELOPMENT OVERLAY ZONE
OCTOBER 24, 2014
Committee should include representation from the Planning Commission, General Plan Committee,
Historic Preservation Committee, development community, and the general public.
If Council agrees that this approach should be considered, the draft resolution (Attachment 4) would
establish the recommended Study Committee for a fixed term, determine its composition, and define
its purpose.
CONCLUSION:
Adoption of the draft resolution would facilitate the recommendations of the Planning Commission.
FISCAL IMPACT:
No fiscal impacts are anticipated with the creation of a committee to study the Town PD process. It
is anticipated that if a committee is appointed by Council that staff resources for the regular General
Plan Committee or Housing Element Advisory Board meetings will be shifted to assist with the
suggested review.
ENVIRONMENTAL ASSESSMENT:
The consideration of the Planning Commission's recommendations and/or the adoption of a
resolution establishing a Town committee are not projects under the California Environmental
Quality Act (CEQA).
Attachments:
1. October 8, 2014 Planning Commission Staff Report
2. October 8, 2014 Planning Commission Desk Item Report
3. October 3, 2014 Planning Commission Draft Meeting Minutes
4. Draft Resolution with Exhibit A: Planned Development Study Committee
5. Correspondence dated 10/27/14 from J. Epstein
LRP:EO:cg
THIS PAGE
INTENTIONALLY
LEFT BLANK
WaTOWN OF LOS GATOS ITEM NO: 2
it, PLANNING COMMISSION STAFF REPORT
Meeting Date: October 8, 2014
PREPARED BY: Erwin Ordofiez, Senior Planner
eordonez u,loseatosca.Eov
SUMMARY: Receive public testimony and discuss potential changes to the Town
Code for the establishment and use of Planned Development Overlay
Zoning Designations. This discussion may include the Town's
Community Benefit and Infill Policies. This is not a public hearing on
a specific amendment to the Town's Zoning Code.
RECOMMENDATION: Receive public testimony and as appropriate, forward a
recommendation to the Town Council regarding potential changes to
the Planned Development Ordinance and/or Community Benefit and
Infill Policies.
CEQA: A meeting conducted to receive public testimony in advance of a
public hearing is not a project pursuant to Section 15061 (b)(3) of the
adopted Guidelines for the Implementation of the California
Environmental Quality Act.
ACTION: Receive public testimony and possible recommendation to Town
Council.
EXHIBITS: 1.
Town Council Verbatim Meeting Minutes of June 2, 2014
(30 pages)
2.
Town Council Agenda Report of June 2, 2014 (10 pages)
3.
Town Council Addendum Report of June 2, 2014 (11 pages)
4.
Town Council Desk Item Report of June 2, 2014 (2 pages)
5.
In -Fill Policy (2 pages) - ,
6.
_
Community Benefit Policy (5 pages)
7.
Excerpt from 2020 Los Gatos General Plan (3 pages)
8.
Town wide postcard
9.
Correspondence
BACKGROUND:
On November 4, 2013, the Town Council initiated a discussion to gauge support for studying the
use of Planned Development Overlay Zoning designations (PD) in the Town's development
process. On a unanimous vote, Council referred the study issue to Town staff with the following
direction:
ATTACHMENT 1
Planning Commission Staff Report - Page 2
Planned Development Ordinance Discussion
October 8, 2014
• Review Zoning Ordinance Section 29.80.080 in terms of specificity, specifically using
the first sentence as guidance and the second sentence as potentially unnecessary
language;
• Review and clarify the Infill Policy;
• Review the wording of the General Plan regarding Planned Developments so that the
language is consistent with the first sentence of the Zoning Ordinance; and
• Consider the use of Planned Developments in specified zones.
In December 2013, a Town Council Planned Development Ad Hoc Committee, consisting of
Council Members Jensen and Spector, was established. The Committee worked on this study
issue with staff for approximately six months which resulted in the preparation of a draft Zoning
Ordinance Amendment with proposed modifications to the Town's Planned Development
Overlay Zoning regulations (see Exhibit 2, Attachment 2).
On June 2, 2014, the Ad Hoc Committee forwarded the draft Zoning Ordinance Amendment to
the Town Council for consideration. Council reviewed the Committee's work and referred the
draft Zoning Ordinance Amendment to the Planning Commission to obtain additional
community input, analyze the prepared draft, and formulate a recommendation as to whether or
not to proceed with the formal consideration of the Ad Hoc Committee's recommended
amendment (see Exhibit l). Given the Townwide implications of this topic, a Townwide
postcard was mailed to every address (see Exhibit 8). In addition, the development community
and applicants with pending Planned Developments were notified of this Planning Commission
meeting.
DISCUSSION:
A. Existing Planned Development Ordinance
The purpose of the Planned Development (PD) Overlay Zone as noted in the existing Town
Code, is to "...provide for alternative uses and developments more consistent with site
characteristic than are allowed in other zones, and so create an optimum quantity and use of
open space and encourage good design. The PD zone permits establishment of a single use
or the integration of several uses not ordinarily possible only if use and development is in
compliance with a complete development plan showing relationship of the use or uses to
each other, to the district as a whole, and to surrounding areas" (see Exhibit 2, Attachment 1).
Planning Commission Staff Report - Page 3
Planned Development Ordinance Discussion
October 8, 2014
The Town Code requires a development site to be at least 40,000 square feet to be eligible for
a PD unless the purpose of the Planned Development is intended for a low income senior
housing development, where no minimum lot size is required.
The Town has a 50 year history of approving Planned Development Overlay Zoning
designations since the first PD application for the Rinconada Hills development was
approved by the Town Council in the 1960's. There are currently 75 approved PD Overlay
Zoning designations in Los Gatos and the associated developments include a wide range of
commercial and residential projects of varying uses, densities, and intensity of development
(see Exhibit 3, Attachment 5).
The Town Council has also requested, through verbal direction to staff at past Council
meetings, that applications to redevelop existing or former automobile dealership sites be
reviewed by the Town as Planned Development applications. Four automobile dealership
sites have been redeveloped with other uses within the last five years and each proposal has
been reviewed by the Town as a Planned Development application (e.g., Los Gatos Auto
Mall, Los Gatos Honda, Mc Hugh Lincoln Mercury, and Swanson Ford).
B. 1993 In -Fill Policy
The Town Council adopted a Development Policy for In -Fill Projects on May 3, 1993, to
ensure that proposed development on the Town's remaining vacant or redeveloping
properties would be compatible with surrounding neighborhoods (see Exhibit 5).
The In -Fill Policy specifically references the Town's Planned Development process and
notes that:
The Planned Development process should only be used to:
• Contribute to the further development of surrounding neighborhoods, eliminate
blight, and not detract from the existing quality of life;
• Be designed in context with the neighborhood and surrounding zoning with
respect to the existing scale and character of surrounding structures, provide
comparable 'lot sizes and open space, consider garage placement, setbacks,
density, provide adequate circulation and on- street parking to blend rather than
competing with the established character of the area; and
• Demonstrate the benefit of a Planned Development through excellence in design.
Additionally, the Policy requires in -fill projects to demonstrate a "strong community benefit"
and requires that findings of benefit be part of the record for project approval. The Policy
does not define Community Benefit.
Planning Commission Staff Report - Page 4
Planned Development Ordinance Discussion
October 8, 2014
The majority of the concepts noted in the adopted In -Fill Policy were incorporated into the
Land Use Goals and Policies of the 2010 General Plan Update as referenced in Section D of
this report.
C. 2002 Community Benefit Poli cy
The Town Council adopted a Community Benefit Policy on November 4, 2002 to help
clarify the Community Benefits referenced by the Town's Traffic Impact and In -Fill Project
Policies and what types of offerings are acceptable to the Town (see Exhibit 6).
The Policy specifically defines Community Benefit as: "An offering of benefit to the Town
proposed by an applicant, in addition to the standard mitigation measures required by the
Town, that overrides certain negative impacts resulting from an in -fill project or project that
generates more than five (5) peak hour trips." (Note: Town documents spell in -fill both "in-
fill" and "infill" even within the same document. For consistency in this report, in -fill is
spelled with the hyphen.) Community Benefits do not include mitigation measures required
for the project under the California Environmental Quality Act (CEQA).
Examples of Community Benefits voluntarily offered by applicants for past projects include:
Redevelopment of vacant Swanson Ford Site:
- Blossom Hill Road right -of -way dedication for eastbound turn lane
- Bicycle lane improvements
- Relocation of utility poles
- Additional transportation improvements
• Redevelopment of vacant Mc Hugh Lincoln Mercury Site:
- installation of pedestrian crosswalk across Carlton Avenue
- Installation of traffic calming devices
- Improved landscape median on Gateway Drive
- Installation of new park strip and relocation of sidewalk
- Installation of new 6 -foot sound wall along south property line
The Town's recent revisions to its adopted Traffic Impact Policy removed the requirement
for Community Benefit. The Town Council is considering further modification or removal
of other Community Benefit requirements. .
D. 2020 Los Gatos General Plan
The 2010 update of the 2020 Los Gatos General Plan includes goals and policies relevant to
the review of new PD developments and in -fill projects. These goals and policies are
Planning Commission Staff Report - Page 5
Planned Development Ordinance Discussion
October 8, 2014
intended to ensure the compatibility of new development with the Town's character, protect
the existing quality of life, preserve and enhance the Town's sense of place, require
exceptional community design, and protect existing neighborhoods (see Exhibit 7).
E. Council Ad Hoc Committee Recommendation
The intent of the Ad Hoc Committe8 recommended amendment is to rescind the existing
section of the Town Code (Zoning Regulations) which regulates PD Overlay Zones (Exhibit
2, Attachment 1) and to implement new regulations (Exhibit 2, Attachment 2).
Specific changes in the draft amendment include:
Narrowing the purpose and intent of a PD to protecting and preserving hillsides,
natural and historic resources, ridgelines, trees, creeks, riparian corridors and open
space.
2. Only allowing a PD on properties that meet one of four criteria:
i) A site within the boundaries of the Hillside Development Standards and
Guidelines Area Map (Exhibit 2, Attachment 3);
ii) A site with a Landmark Historic Preservation (LHP) overlay zone designation;
iii) A site which contains a tree or stand of trees that constitutes an important
community resource (to be clarified by a future Heritage Tree Ordinance);
and/or
iv) A site which contains a stream, channel or creek that supports or has
supported riparian vegetation, fish, and/or aquatic life.
3. Elimination of the existing minimum 40,0000 square foot lot size requirement to
request a PD Overlay Zoning designation.
F. Considerations
The Commission should consider the following items as part of its review of the Ad Hoc
Committee's recommend draft:
Concerns Regarding Recent PD a rovals
The appropriateness of using a PD Overlay Zoning to enable specific development
proposals has become an issue for the Town due to high profile development projects that
have been approved within the last four years.
Planning Commission Staff Report - Page 6
Planned Development Ordinance Discussion
October 8, 2014
Some residents have expressed concerns that the requirements to qualify for a PD
Overlay Zoning designation are not stringent enough, or are inconsistent with the stated
intended purposes of optimizing open space and encouraging good design. Community
input also suggests that developers may be using the PD Overlay Zoning process to
enable projects that would otherwise not meet Town development standards or would
allow the projects to be economically feasible at the expense of the community. For
example, PD zoning allows applicants to request exceptions to development standards to
allow homes to be built on smaller individual lots with smaller setbacks.
The Ad Hoc Committee's draft amendment proposes to address these community
concerns by limiting the use of PD Overlay Zones in Town to sites that meet one of the
four criteria noted in Section E above.
Housing Element
The Ad Hoc Committee's recommended amendment has been referenced in recent
comments made by representatives of the Building Industry Association (BIA) during
Stakeholder Outreach Meetings as a potential constraint and barrier to the production of
housing because it would limit the use of PD Overlay Zoning to specific locations and
circumstances explained earlier in this report.
The State Housing and Community Development Department (HCD) is currently
reviewing the Town's draft Housing Element Update. HCD is generally interested in
minimizing and eliminating barriers or constraints to housing production in its review of
local housing elements. It is uncertain at this time what effect the Ad Hoc Committee's
proposal could have on the Town's Housing Element certification process, if any,
because the draft PD modifications have not been adopted by the Town Council.
Creation of Non - Conforming Developments and Uses
Adoption of the Ad Hoc Committee's recommended proposal in its present form would
create 75 non - conforming developments with hundreds of non - conforming units and
uses. Specifically, the Town would need to establish protocols to determine how
property improvements could be made within these PD developments, such as
expansions, remodels, or other modifications. There are several mechanisms that could
be employed, including but not limited to Town Code language that would stipulate the
range of appropriate modifications of use and/or new construction.
PD Zoning Ordinance Amendment Process
If the Planning Commission supports the Ad Hoc Committee's recommendations or
recommends a modified Code amendment then staff would provide an update to Council
Planning Commission Staff Report - Page 7
Planned Development Ordinance Discussion
October 8, 2014
and begin to prepare associated General Plan amendments, Zoning Ordinance
modifications, and other policy modifications for the Town's formal review.
This review includes the General Plan Committee consideration, Planning Commission
public hearing and recommendation, and Town Council public hearing and final action.
Additionally, the staff would prepare the required environmental review documents
Pursuant to the California Environmental Quality Act (CEQA) for the proposed
amendment(s).
ALTERNATIVES:
If the Planning Commission is not in favor of the specific Ad Hoc Committee amendments to the
Planned Development Overlay Zoning regulations, it could consider the following or other
alternatives:
1. Refer the matter back to the Town Council with a recommendation to make no changes
to the existing PD Overlay Zoning regulations.
2. Refer the matter back to the Town Council with specific Commission identified revisions
or additions to the Ad Hoc Committee recommended amendment.
3. Refer the matter back to the Town Council with a recommendation to retain the existing
PD Ordinance and include specific criteria from the General Plan, hi -fill, or Community
Benefit policies to clarify the appropriate circumstances for Planned Developments (such
as combinations of compatible uses, open space preservation, and encouraging good
design, or other factors).
CONCLUSION:
After consideration of public testimony and written materials, the Planning Commission may
consider focusing its discussion on the following questions to assist with formulation of a formal
recommendation to Council:
How should the PD zone be modified, if at all, to meet the Town's needs and the vision
contained in the General Plan?
• How do the Town's In -Fill and Community Benefit Policies work in light of the current
General Plan and PDs? Should these policies be modified (and in what manner) or
rescinded?
Planning Commission Staff Report - Page 8
Planned Development Ordinance Discussion
October 8, 2014
RECOMMENDATION:
It is recommended that the Planning Commission take the following actions:
1. Receive public testimony regarding the recommended draft
2. Review and consider the recommended draft, and
3. Formulate a recommendation to the Town Council regarding the draft
Prepared by:
Erwin Ordoirez, AICP
Senior Planner
LRP:EO:ct
N: \DEV\PC REPORTS\2014\PD Ordinance referral.10- 8 -14.dm
i
Ap roved by:
Laurel R. Prevetti,
Assistant Town Manager/
Director of Community Development
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MEETING DATE: 06/02/14
ITEM NO. +
�n e�tos COUNCIL AGENDA REPORT
DATE: May 28, 2014
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: REPORT FROM THE COUNCIL PLANNED DEVELOPMENT AD HOC
COMMITTEE AND DISCUSSION AND DIRECTION FOR PROPOSED
TOWN CODE AMENDMENTS TO THE PLANNED DEVELOPMENT
OVERLAY ZONE
RECOMMENDATION:
Discuss the Planned Development Ad Hoc Committee's proposed revisions to the Town Code
regarding Planned Development Overlay Zones and provide direction as to next steps.
BACKGROUND:
In 2010 Town Council considered Planned Developments (PD's) and how PD Overlay Zones
should be addressed in the General Plan as part of the General Plan update. In 2013, the
Previous Mayor requested a conceptual discussion of PD's to ascertain if there is Council interest
in additional research on or potential changes to the Town's utilization of PD's. On November 4,
2013, the Town Council unanimously referred to Town staff the following directions:
• Review Zoning Ordinance Section 29.80.080 in terns of specificity, specifically using
the first sentence as guidance and the second sentence as potentially unnecessary
language;
• Review and clarify the Infill Ordinance [Policy];
• Review wording of the General Plan regarding Planned Developments so that the
language is consistent with the first sentence of the Zoning Ordinance; and
• Consider the use of the Planned Development in specified zones.
A Council Planned Development Ad Hoc Committee was established in December 2013 to work
with staff regarding amendments to the Planned Development process. The Council Ad Hoc
subcommittee net on numerous occasions and has drafted revisions to the Town Code regarding
Planned Development Overlay Zones for Council's preliminary review and discussion.
PREPARED BY: SANDY L. BA1LY, Director of Special Projects ,)
Reviewed by: n)Assistant Town Manager ±ATown Attorney Finance
N:0EV•TC REPORTSw014\Plannednevelnpmen1, 6- 2 -14.dm
10/8/14 PC Std aafff Rpt
Ref,
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: Planned Developments
May 28, 2014
DISCUSSION:
The intent of the proposed amendments is to rescind the existing section of the Town Code
which regulates Planned Development Overlay Zones (PD) (Attachment 1) and to implement
new regulations (Attachment 2). The major changes are summarized as follows:
1. The purpose and intent of a PD has been narrowed to protect and preserve hillsides,
natural and historic resources, ridgelines, trees, creeks, riparian corridors and open
space.
2. PD's will only be permitted on properties that meet one of the following criteria: a)
are within the Hillside Development Standards Guidelines Area Map (Attachment 3),
b) have a Landmark Historic Preservation (LHP) overlay zone, c) contain a tree or
stand of trees that constitutes an important community resource, and d) contains a
stream, channel or creek that supports or has supported riparian vegetation, fish,
and/or aquatic life. Item c will be clarified in the future Heritage Tree Ordinance.
3. There is no minimum lot size to request a PD.
CONCLUSION:
Town Council should evaluate the recommendations made by the Council Ad Hoc subcommittee
and provide direction to staff if there is an interest to prepare the required Town Code
amendments regarding the Planned Development Overlay Zone and related General Plan and
policy amendments to maintain consistency between the guiding documents.
ENVIRONMENTAL ASSESSMENT:
This action is not a project defined under CEQA, and no further action is required.
FISCAL IMPACT:
There are no fiscal impacts related to this discussion.
ATTACHMENTS:
1. Excerpt from Town Code regarding Planned Development Overlay Zones
2. Draft Planned Development Overlay Zone amendments
3. Hillside Development Standards Guidelines Area Map
LRP:SLB:cg
DIVISION 2. PD OR PLANNED DEVELOPMENT OVERLAY ZONE
Sea 29.80.075 Application
Sec. 29.80.080. Intent
Sec. 29.80.085. PD and underlying zone alternatives
Sec. 29.80.090. Proper subdivision r uired
Sec. 29.80.095. Relationship of PD procedures to other ordinances
Sec. 29.80. 100. General provisions in PD zones
Sec. 29.80.105. Site area.
Sec. 29.80.110. Uses permitted
Sec. 29.80.115. Density regulations
Sec. 29.80.120. Adoption of official development plan
Sec. 29.80.125. PD ordinance.
Sec. 29.80.130. Architecture and site approval
Sec. 29.80.135. Phased development
Sec. 29.80.140. Dedication prior to issuance of first building permit
Sec. 29.80.145. Change in official development plan
Secs. 29.80.150- 29.80.210.'Reserved
Sec. 29.80.075. Application.
(a)The following ordinances that concern designation of land PD or RPD have at various
times been adopted by the Town: 847, 855, 938, 967, 977, 992, 1053, 1061, 1067, 1077,
1109, 1110, 1121, 1123, 1129, 1172, 1216, 1247, 1275, 1279, 1281, and 1302. Of the
foregoing ordinances the following:
(])Have heretofore been repealed: 847, 967, 977 and 1123.
(2)Were repealed by Ordinance No. 1328: 855 and 992.
(3)Remain in effect, subject to the further provisions of this section: 938, 1053,
1061, 1067, 1 077, 1109, 1110, 1121, 1 129, 1172, 1216, 1247, 1275, ]279, 1281
and 1302.
(b)lf a PD or RPD ordinance was in effect before the effective date of Ordinance No.
1328 and is not repealed by the provisions of this section, the regulations of such
ordinance (including regulations that may have been incorporated by reference to the
general provisions of a zoning ordinance then in effect) continue to apply to the land
designated therein. However, any change in activities conducted on, or any new
construction on land in such PD or RPD zone is subject to the regulations of this division.
(Ord. No. 1316, § 4.82.010, 6 -7 -76; Ord. No. 1328, 8 -2 -76; Ord. No. 1363, 8 -1 -77;
Ord. No. 1838, §-III, 11 -5 -90)
ATrACHWNT 1
of Exhibit 2
10/8/14 PC Staff Rpt
Sec. 29.80.080. Intent.
The purpose of the PD or planned development overlay zone is to provide for
alternative uses and developments more consistent with site characteristics than are
allowed in other zones, and so create an optimum quantity and use of open space and
encourage good design. The PD zone permits establishment of a single use or the
integration of several uses not ordinarily possible only if use and development is in
compliance with a complete development plan showing relationships of the use or uses to
each other, to the district as a whole, and to surrounding areas.
(Ord. No. 1316, § 4.82.020, 6 -7 -76; Ord, No. 1328, 8 -2 -76)
Sec. 29.80.085. PD and underlying zone alternatives.
A lot zoned PD or planned development overlay may be used either in the manner
provided in the PD zone or the manner provided in the underlying zone but not both; the
two (2) zones are complete alternatives. All of the regulations of the zone used apply, and
none of the regulations of the other zone, except in the situation where a PD zone is used
and the PD ordinance expressly incorporates provisions of the underlying zone. However,
once land is used in the manner provided in one (1) of the zones an election shall not then
be made to use the land in the manner provided in the other zone unless the land is made
to conform in all respects to the rules of the other zone. In this respect no nonconforming
use privilege exists.
(Ord. No. 1316, § 4.82.030, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
Sec. 29.80.090. Proper subdivision required.
Notwithstanding the provisions of section 29.80.085, land zoned PD or planned
development overlay may not be used in either manner provided in the PD zoning
ordinance or the manner provided in the underlying zone unless the land is subdivided in
conformity with the regulations of the applicable zone.
(Ord. No. 1316, § 4.82.040, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
Sec. 29.80.095. Relationship of PD procedures to other ordinances.
Compliance with the provisions of this division does not relieve the applicant
from having to comply with the subdivision ordinance or any other applicable ordinance
of the Town. Subdivision applications shall not be filed for a PD until such time as the
PD overlay zone ordinance has been adopted.
(Ord. No. 1316, § 4.82.050, 6 -7 -76; Ord. No. 1328, 8 -1 -76; Ord. No. 1941, § 1, 5 -17-
93)
see. 29,80.100. General provisions in PD zones.
Unless expressly provided otherwise in the PD or planned development overlay
zoning ordinance, the general provisions of this chapter which apply to all zones also
apply to PD zones. Every PD ordinance shall include a statement of the extent to which
the provisions of sections 29.40.015 through 29.40.070 and article V of this chapter
apply.
(Ord. No. 1316, § 4.82.060, 6 -7 -76; Ord No. 1328, 8 -2 -76)
Sec. 29.80.105. Site area.
A planned development zone shall not consist of less than forty thousand (40,000)
square feet of contiguous site area unless the purpose of the planned development is to
provide housing for low income senior citizens, in which case there is no minimum site
area.
(Ord. No. 1316, § 4.82.070, 6 -7 -76; Ord. No. 1328, 8 -2 -76; Ord. No. 1500, 5- 18 -81)
Sec. 29.80.110. Uses permitted.
All uses or combinations thereof to the extent specified in the official
development plan shall be permitted in the PD or planned development overlay zone.
(Ord. No. 1316, § 4.82.080, 6 -7 -76; Ord. No. 1328, 8 -1 -76)
Sec. 29.80.115. Density regulations.
In residential planned developments the official development plan prescribes the
density, which may not exceed the allowable density limits of the land use element of the
general plan and any specific plan.
(Ord, No. 1316, § 4.82.090, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
Sec. 29.80.120. Adoption of official development plan.
The applicant shall file a preliminary development plan drawn to scale with any
application for PD zoning showing:
(1)A land use plan locating all proposed uses.
(2)A tentative site plan illustrating the following:
a.Building placement.
b.Open space, public and private; indicating how it is to be used.
c.Natural features such as creeks, major trees, bluffs, etc.
d.Sidewalks, paths and trails.
e.Parking areas.
f. Vehicular circulation.
g.Major features on adjacent property which affect the development
proposal or are potentially affected by it.
(3)Schematic architectural elevations of all buildings and structures illustrated in
relationship to each other and any major structures on adjacent property which are
affected by the development proposal or are potentially affected by it.
(4)Schedule for any phasing of development.
(5)Future lot lines, condominium units and easement areas, all subject to
subdivision approval.
(6)Tabulation of land area including the areas of
a.Entire planned development.
b. Public streets.
c.Private streets.
d.Driveways.
e.Land covered by buildings including garages and carports.
f. Landscaped public open space.
g.Landscaped private open space.
h.Uncovered off - street parking.
i.Net land after deduction of all public and private streets.
(7)Floor area of each type of occupancy (for example: shops, offices, warehouses
or dwellings).
(8)Proposed number of off - street parking spaces.
(9)Grading, soils, and geologic information.
(IO)Proposed signing.
(I I )Copies of any instrument or document such as covenants, conditions and
restrictions which are intended to be used to affect the subdividing of the land.
(I2)Such other information as the Planning Commission or Planning Director may
require, which may include but is not limited to market analysis showing the need
for the planned development and its components.
(Ord. No. 1316, § 4.82.100, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
Sec. 29.80.125. PD ordinance.
Any ordinance rezoning land to PD or planned development overlay shall
incorporate the preliminary development plan as the official development plan. Either
such ordinance, or the underlying zone, but not both, governs all development and use of
the land. The official development plan shall specify the total number of permitted
buildings, the categories of uses permitted, the total numbers of units of use, such as
shops, offices, warehouses or dwellings, streets, sign regulations, and the total number of
parking spaces or the formula by which the total number is to be calculated in such detail
as is appropriate, and shall include any other performance standards which the Council
determines are needed.
(Ord. No. 1316, § 4.82.110, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
See. 29.80.130. Architecture and site approval.
In a PD zone architecture and site approval is required before any construction
work is performed, whether or not a permit is required for the work, and before any
permit for construction is issued. However, if the construction is to be done under the
regulations of the underlying zone, the regulations of that zone, including regulations
pertaining to approvals and permits, apply.
(Ord. No. 1316, § 4.82.120, 6 -7 -76; Ord. No. 1328, 8 -2 -76; Ord. No. 1838, § IV,, 11 -5-
90)
Sec. 29.80.135. Phased development.
Phased development shall be approved only if each phase is designed to stand as
an independent development and each meets the requirements of this chapter.
(Ord. No. 1316, § 4.82.130, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
Sec. 29.80.140. Dedication prior to issuance of first building permit.
To assure that open space will be available for the entire developed PD or planned
development overlay zone, public sites and development rights for required open spaces
for any phase shall be dedicated in advance of the issuance of any permits. Dedications
for other purposes may be required before the issuance of the first building permit.
(Ord. No. 1316, § 4.82.140, 6 -7 -76; Ord. No. 1328, 8 -2 -76)
See. 29.80.145. Change in official development plan.
Changes in the official development plan shall be made by ordinance.
(Ord No. 1316, § 4.82.150, 6 -7 -76; Ord No. 1328, 8 -2 -76)
Secs. 29.80.150- 29.80.210. Reserved.
NNDE "SANDIAMInned Developmems\PD.TownCode.dorr
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DIVISION 2. PLANNED DEVELOPMENT OVERLAY ZONE
Sec. 29.80.075. Purpose and Intent.
Sec. 29.80.080. Limitations on Use of Planned Development.
Sec. 29.80.085. Relationship of Planned Development procedures to other ordinances.
Sec. 29.80.090. Requirements.
Sec. 29.80.095. Findings.
Sec. 29.80.100. Phased development.
Sec. 29.80.105. Dedication prior to issuance of first building permit.
Sec. 29.80.110. Vested.
Sec. 29.80.120. Amendments to Previously Approved Planned Developments.
Sec. 29.80.075. Purpose and Intent.
The purpose and intent of the Planned Development Overlay Zone (PD) is to ensure that
property is developed, designed and sited to protect, preserve and enhance conservation and
enrichment of hillsides, natural and historic resources, ridgelines, tree or stand of trees, creek and
riparian corridors and open space.
Sec. 29.80.080. Limitations on Use of Planned Development.
An Application for a PD shall only be considered in conjunction with a subdivision of property
that meets the Purpose and Intent of this Division and shall only be considered for use on
property that meets one of the following criteria:
A. Property that is designated within the Hillside Development Standards Guidelines Area
Map.
B. Property that is designated within the Landmark Historic Preservation (LHP) Overlay
Zone.
C. Property with a tree or "stand of trees " that is unique, historical, ecological, or of
aesthetic value, such that it constitutes an important community resource as determined
according to standards set forth in the Town's Heritage Tree Ordinance.
D. Property that contains a stream, channel, or creek that supports or has supported riparian
vegetation, fish, and /or aquatic life.
Sec. 29.80.085. Relationship of Planned Development procedures to other ordinances.
The provisions of this Division do not negate the application of any existing land use regulation,
ordinance, General Plan provision or any other provision of the town Code otherwise applicable
to the property.
Sec. 29.80.090. Requirements.
The PD application shall clearly demonstrate that proposed development has been designed and
sited to ensure that impacts and disturbance to the property are minimized to protect, preserve
and enhance conservation and enrichment of hillsides, natural and historic resources, ridgelines,
tree or stand of trees, creek and riparian corridors and open space. The PD application shall
include a text and plans or diagrams that specify all of the following:
ATFACffMNT
of Exhibit
10/8/14 PC Staff
I . Compliance with Section 29.80.075; Purpose and intent.
2. Compliance with Section 29.80.080; Limitations on Use of Planned
Development.
3. Conformity of the PD to the General Plan.
4. A plan or set of plans that set out characteristics existing on the property
which warrant application of the PD Overlay Zone.
5. Proposed distribution, location and extent of the uses of land, including open
space.
6. Proposed standards and criteria by which development will proceed, including
standards for conservation, development and utilization of natural and historic
resources.
7. Proposed deviations from the land use regulations applicable to the underlying
zoning district(s).
Sec. 29.80.095. Findings.
The deciding body, on the basis of evidence submitted at the hearing, may adopt a PD if it
determines that the PD meets the requirements of Section 29.80.80, specifically, that it will
protect, preserve and enhance conservation and enrichment of hillsides, natural and historic
resources, ridgelines, tree or stand of trees, creek and riparian corridors and open space.
Sec. 29.80.100. Phased development.
Proposed phasing plans shall be reviewed and adopted by the Town Council only if each phase is
self - sufficient and is not dependent on subsequent phases to fulfill infrastructure requirements
and /or conditions of approval.
Sec. 29.80.105. Dedication prior to issuance of first building permit.
Development rights for required open spaces shall be dedicated in advance of the issuance of any
building permits.
Sec. 29.80.110. Vested.
Failure to obtain building permits for the approved Planned Development within 24 months from
the date of approval will automatically void the PD ordinance, unless an extension of time has
been granted by the Town Council for good cause shown.
See. 29.80.120. Amendments to Previously Approved Planned Development.
Amendments to a PD approved both prior to and after the adoption of this Division may only be
considered under this Division and its provisions and must meet the requirements set forth
herein.
NADEV \SANDY\PIanned De cIopmmWdma.ord.6- 2- 14.dmx