Chapter 23.11 — PLANNED DEVELOPMENT (-PD) OVERLAY DISTRICT

The purpose of this chapter is to establish a Planned Development (-PD) Overlay District that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to respond to site conditions to:

(A) Promote the development of a cohesive and aesthetically pleasing urban structure;

(B) Provide for greater flexibility in the design of the developments than is otherwise possible through the strict application of zone regulations;

(C) Ensure compliance with the General Plan and provide various types of land use which can be combined in compatible relationships with each other as a part of a holistically planned development; and

(D) Promote innovation and creativity in building design and development concepts.

(Ord. 4823, passed 1-22-24)

A Planned Development Overlay District shall be noted on the Zoning Map by adding the designation "-PD" to the base zone.

(Ord. 4823, passed 1-22-24)

(A) No use other than an existing use is permitted in a -PD Overlay District except in compliance with a valid PD Plan.

(B) Any permitted or conditional use authorized by this title may be included in an approved PD Plan consistent with the General Plan land use designation(s) for the property.

(Ord. 4823, passed 1-22-24)

(A) Minimum area. The minimum area of a PD Overlay District shall be one acre; however, the City Council may approve a smaller area if it finds that a PD would provide greater benefits to the general welfare of the Alhambra residents and property owners than development under conventional zoning because of unique characteristics of the site or the proposed use.

(B) Residential unit density. Except where a density bonus is granted in compliance with Chapter 23.14, the total number of dwelling units in a PD Overlay District shall not exceed the maximum number permitted by the General Plan density for the total area of the planned development designated for residential use.

(C) Other development standards. Other development standards shall be as prescribed by the PD Overlay District. Where the PD Overlay District is silent regarding particular development standards, the development standards of the applicable base zoning district shall apply.

(Ord. 4823, passed 1-22-24)

(A) Review authority. A PD Overlay District must be adopted by the City Council. A public hearing before the Planning Commission is required prior to City Council review; and the Planning Commission shall make a recommendation to the City Council.

• (B) Review procedures.

• (1) PD Overlay District. An application for a PD Overlay District shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 23.40 and Zoning Map, and shall include a PD Plan.

(2) PD Plan. The PD Plan shall be processed in the same manner as a conditional use permit application, pursuant to Chapter 23.34, except the City Council shall be the review authority.

(3) Tentative Subdivision Map. When a PD requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application of the PD.

(C) Initiation. An application for a PD Overlay District may be initiated by any qualified applicant identified in § 23.31.020, the Community Development Director, or by a motion of the City Council or Planning Commission. If the property is not under a single ownership, all owners must join the application, and a map showing the extent of ownership shall be submitted with the application.

(D) Application contents. A qualified applicant shall apply for a PD Overlay District on a form prescribed by the Planning Division accompanied by the required fee. The Planning Division may require an applicant to submit additional information and supporting data as considered necessary to process the application. (Ord. 4823, passed 1-22-24; Ord. 4848, passed 9-8-25)

A PD Plan and/or zoning amendment to establish a PD Overlay District shall only be approved by the applicable Review Authority if all of the following findings are made. The inability to make one or more of the findings is grounds for denial:

• (A) The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;

• (B) The subject site is physically suitable for the type and intensity of the land use being proposed;

(C) Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

(D) The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

• (E) The development generally complies with applicable adopted design guidelines; and

(F) The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base zoning district, and will achieve superior community design, environmental preservation and/or substantial public benefit.

(Ord. 4823, passed 1-22-24)

In approving a PD Overlay District and/or PD Plan, the Review Authority may impose reasonable conditions deemed necessary to:

(A) Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the city has adopted;

(B) Achieve the general purposes of this title or the specific purpose of the zoning district in which the project is located;

• (C) Achieve the findings listed above; or

(D) Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

(Ord. 4823, passed 1-22-24)

(A) Expiration.

(1) PD Plan. A PD Plan shall expire two years after the effective date unless actions specified in the conditions of approval have been taken, or a building permit has been issued and construction diligently pursued. An approved PD Plan may specify a development staging program exceeding two years.

(2) Tentative subdivision map. Where a tentative subdivision map has been approved in conjunction with a PD Plan, the PD Plan shall expire upon the expiration of the tentative map.

(3) Phased development. If the applicant intends to develop the project in phases, and the Review Authority approves phased development, the PD Plan shall remain in effect so long as not more than one-year lapses between the end of one phase and the beginning of the next phase.

(B) Extension. The Community Development Director may approve extensions of time for PD Plans, including those approved by the Planning Commission or City Council, in accordance with the following:

(1) Such extensions shall be approved only when it is found that the circumstances under which the permits were granted have not substantially changed.

(2) Such extensions shall be approved for not more than two years.

(Ord. 4823, passed 1-22-24)

(A) Amended plans. Amendments to a PD Overlay District or PD Plan may be requested by the applicant or its successors. Amendments to the approved plan shall be classified as major or minor amendments. Upon receipt of an amendment application, the Community Development Director shall determine if the proposed amendment constitutes a major or minor amendment.

(B) Major amendments. Major amendments to an approved PD Overlay District or PD Plan shall be considered by the City Council at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes.

(1) A change in the boundary of the PD Overlay District;

(2) An increase or decrease in the number of dwelling units for the PD Overlay District that is greater than the maximum or less than the minimum stated in the PD Plan;

(3) An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the PD Plan;

(4) Any change in land use or density that is likely to negatively impact or burden public facilities and utilities infrastructure;

(5) Any change in land use or density that is likely to negatively impact or burden circulation adjacent to the PD Overlay District or to the overall major street system; or

(6) Any other proposed change to the PD Plan or the conditions of approval that substantively alters one or more of its components as determined by the Community Development Director.

(C) Minor amendments. Amendments not meeting one or more of the criteria listed in division (B) above shall be considered minor if they are consistent with and would not change any original condition of approval. Minor amendments may be approved by the Community Development Director. (Ord. 4823, passed 1-22-24)

Plans for a project in a PD Overlay District shall be accepted for planning and building permits or subdivisions only if they are consistent with an approved PD Plan and any conditions of approval or the PD Overlay District development standards. No project may be approved and no building permit issued unless the project, alteration or use is consistent with an approved PD Plan and PD Overlay District. (Ord. 4823, passed 1-22-24)