HomeMy WebLinkAbout5/2/2007 - STAFF REPORTS - 5.B. VPLMS.
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Cp41FOR XV, CITY COUNCIL STAFF REPORT
DATE: MAY 2, 2007 NEW BUSINESS
SUBJECT: ESTABLISHMENT OF ALTERNATIVE APPLICATION REQUIREMENTS
FOR PLANNED DEVELOPMENT DISTRICTS — PDD.
FROM: David H. Ready, City Manager
BY: Planning Department
SUMMARY
Under Section 94.03.00, the City Council may approve Planned Development Districts
(PDD's) in a two-step process, involving the Planning Commission and its Architectural
Advisory Committee. The current practice for evaluating PDD applications includes
substantial project information at the first step (Preliminary Development Plan), and staff
is seeking Council endorsement of an optional approach to allow more of the
architectural details to be deferred to the second step (Final Development Plan).
RECOMMENDATION
Direct staff to allow application submittals for Planned Development Districts based on
alternate completion checklist to include massing studies and exclude detailed building
elevations, landscape and color/ materials boards.
STAFF ANALYSIS:
Following the Council's April A, 2007 Study Session on Planned Development Districts
(PDD's) and a meeting with the Council's Downtown Sub-committee (Pougnet, Mills),
staff is seeking Council support for a more open and flexible PDD review procedure.
Specifically, staff is proposing to add to the current two-stage PDD process an
alternative process, as described below.
The PDD approval process involves two steps: 1) A Preliminary Development Plan
which is reviewed and approved by both the Planning Commission and City Council,
and 2) A Final Development Plan approved by the Planning Commission only, unless
appealed to the Council. (In each step, the Architectural Advisory Committee provides
a recommendation to the Planning Commission prior to Commission action.) The first
ITEM NO.�V
City Council Staff Report April 4, 2007
Establishment of a Policy for"Public Benefits" in Planned Developments Page 2 of 5
step -- Preliminary Development Plan — is the primary 'entitlement' for a project, and the
Final Development Plan is to finalize the architecture, landscaping and other details of
the project.
In recent years, this two-step process has evolved so that most of the project
information must be provided at the first step. The applicant must resolve all of the
project's elements, including architecture, design, engineering and other studies, prior to
receiving project approval. It wasn't always this way. In the earlier years of the PDD,
many of these issues were held for the Final Development Plan. Under that process,
the project's land use, densities, overall site plan, and architectural massing were
reviewed at the Preliminary step. When Preliminary approval was granted, the details
of the architecture and landscaping were resolved in the Final Development Plan
(second step).
In time, the process has become biased in favor of more information up front. Staff
believes this resulted from two influences:
- Increasingly complex standards for drainage, grading, traffic management,
and environmental documentation, and
- A desire on the part of the Commission and Council to know exactly what
they were being asked to approve at the Preliminary step.
Consequently, the process became more and more "front-loaded". Today, the Final
Development Plan is little more than a postscript to the process, and applicants are
saddled with significant up-front costs prior to knowing they are approved.
Staff believes that a partial return to the original PDD review concept has merit — as an
option available to applicants. We believe that a "leaner" application submittal checklist
can be administratively established to allow PDD applications that address the major
issues of concern to the community, without imposing the entire detailed review on the
Preliminary Development Plan (first step). The chart below shows a comparison of the
City's current application checklist and a proposed alternative option.
PDD APPLICATION CHECKLIST
OPTION 1 — CURRENT PRACTICE OPTION 2— PROPOSED ALTERNATIVE
1. A map and /or site plan that conforms 1. (same)
to the checklist provided by the
Planning De artment
2. The Planning Department's checklist is 2. (same)
subject to change, but currently
includes:
a. Preliminary Detailed Site Plan, a. (same)
including:
i, Property boundaries; legal i. (same)
description; existing buildings,
driveways, parking areas, etc.
City Council Staff Report April 4, 2007
Establishment of a Policy for"Public Benefits" in Planned Developments Page 3 of 5
ii. Existing zoning and buildings on ii. (same)
adjacent properties;
iii. Proposed buildings, sidewalks, iii. (same)
driveways, parking areas
(number and location of
spaces), signs, etc.
iv. Land area and a percent for iv. (same)
building coverage, and open
space.
v. Number of parking Spaces v. (same)
required and provided.
vi. Square footage of each building vi. (same)
and use.
vii. Stages/phasing of vii. (same)
construction.
b. Architectural Elevations including, b. Massing Stud
i. Street elevations of all sides of i. Overall height of structures
each building, and proposed
landsca in ;
ii. Roof-mounted air conditioning ii. Street elevations of building mass,
equipment, solar equipment or including anticipated roof equipment
any other exterior equipment;
iii. Names and types of colors
c. Floor Plans and Roof Plans, c. (not required)
including:
i. Mechanical equipment and
screening.
d. Site Cross-Sections, including: d. same
i. Proposed buildings, street
grades, adjacent properties and
their existing structures,
e. Color and Material Exhibits e. not re uired
i. Color swatches and
photographs for all elevations,
paving, etc.
ii. A list of manufacturers and
product numbers.
f. Landscape Development Plan, f. (not required)
includin
i. Tree and shrub grouping,
groundcover areas, flatwork
concepts, significant grading.
ii. A written statement of the
landscape concept.
10003
City Council Staff Report April 4, 2007
Establishment of a Policy for"Public Benefits" in Planned Developments Page 4 of 5
Drainage Ma not required —see below
h. Topographic Map, including: h. same
i. Grades at corners, streets, and i. (same)
adjacent pads.
i. Public Hearing Labels i. same
i. 3 sets of typed self-adhesive i. (same)
labels of all property owners,
lessees and sublessees of
record within 400 feet of site
ii. Assessor's parcel numbers, ii. (same)
assessor's parcel maps.
iii. A certified letter from a title iii. (same)
company licensed to conduct
business in Riverside County-
j.
Project Sponsor Labels same
i. 4 sets of typed, self-adhesive i. (same)
address labels for all persons to
whom Planning Commission
agendas, materials, etc. are to
be sent.
k. Existing Site Photographs k. same
3. Engineering / Public Works 3. (same--see below)
Requirements
a. Drainage Plan a. (conceptual drainage plan; hydrology
study may be required
b. Water Quality Management Plan b. same
c. Traffic Stud c. same
d. Geo —Soils Report (at d. (same)
Department's option
4. Other Department Requirements 4. same
a. ADA Path of Travel and a. (same)
Accessibility Features.
5. Environmental Re uirements CEQA 5. same
a. Initial Study and background a. (same)
documents, as needed
i. Cultural studies i. same
ii. Water supply analysis ii. same
iii. Esthetic impacts analysis iii. (same)
(photo-simulations, etc.
b. Environmental document— b. (same)
Negative Declaration or EIR
I
i
City Council Staff Report April 4, 2007
Establishment of a Policy for"Public Benefits" in Planned Developments Page 5 of 5
Staff believes that either option will provide the full review expected by the Council and
community. Applicants would have the ability to propose either a comprehensive
submittal or a true `preliminary' development plan for Preliminary Development Plan
review.
No ordinance amendment is required for this change. The establishment of the existing
and proposed checklists is an administrative task assigned to the Director of Planning
Services.' However, staff believes that the option outlined in this report is significant,
and we seek the Council's support for the proposal.
FISCAL IMPACT: Finance Director Review:
No fiscal impact.
a ing C7omaLs�J. Wilson
P
Dir ofla Assistant City Manager, Dev't Svcs
TDavid H. Ready
Clty Manager
Attached: Outline of Planned Development District Process / Procedures
Palm Springs Zoning Code Section 93 04.00.E.2 "The applicant shall submit'a preliminary
development plan package to the department of planning and building for a preliminary approval by the
planning commission and city council. A map andlor site plan of the subject property shall conform to the
requirements of the preliminary application checklist provided by the department of planning and
building,"
PLANNED DEVELOPMENT PERMITS
Preliminary Development Plan
Approval by Planning Commission and City Council
A. Application Requirements, per Code:
1. A map and / or site plan that conforms to the checklist provided by the Planning
Department
2. The Planning Department's checklist is subject to change, but currently includes:
o Preliminary Detailed Site Plan, including:
• Property boundaries; legal description; existing buildings,
driveways, parking areas, etc.
• Existing zoning and buildings on adjacent properties;
• Proposed buildings, sidewalks, driveways, parking areas (number
and location of spaces), signs, etc.
• Land area and a percent for building coverage, and open space.
■ Number of parking spaces required and provided.
■ Square footage of each building and use.
• Stages / phasing of construction.
o Architectural Elevations, including:
• Street elevations of all sides of each building, and proposed
landscaping;
• Roof-mounted air conditioning equipment, solar equipment or any
other exterior equipment;
• Names and types of colors
o Floor Plans and Roof Plans, including:
• Mechanical equipment and screening.
o Site Cross-Sections, including:
• Proposed buildings, street grades, adjacent properties and their
existing structures.
o Color and Material Exhibits
• Color swatches and photographs for all elevations, paving, etc.
• A list of manufacturers and product numbers.
o Landscape Development Plan, including:
• Tree and shrub grouping, groundcover areas, flatwprk concepts,
significant grading.
• A written statement of the landscape concept.
o Drainage Map
o Topographic Map, including:
• Grades at corners, streets, and adjacent pads.
o Public Hearing Labels
• 3 sets of typed self-adhesive labels of all property owners,
lessees and sublessees of record within 400 feet of site
• Assessor's parcel numbers, assessor's parcel maps.
• A certified letter from a title company licensed to conduct
business in Riverside County.
o Project Sponsor Labels
• 4 sets of typed, self-adhesive address labels for all persons to
whom Planning Commission agendas, materials, etc. are to be
sent.
o Existing Site Photographs
3. Engineering / Public Works Requirements
o Drainage Plan
o Water Quality Management Plan
o Traffic Study
o Geo — Soils Report (at Department's option
4. Other Department Requirements
o ADA Path of Travel and Accessibility Features.
5. Environmental Requirements (CEQA)
o Initial Study and background documents, as needed
• Cultural studies
• Water supply analysis
■ Esthetic impacts analysis (photo-simulations, etc.)
o Environmental document — Negative Declaration or EIR
B. Process of Approval, per Code
1. Planning Commission Approval
o Not a recommendation to Council, but a stand-alone action (subject to
Council appeal)
o Not required to be referred to AAC
• Recent practice is to do so (in-lieu of separate Major
Architectural Approval application)
o Requires noticed public hearing
o Requires certification of environmental clearance
o Subject to findings for Conditional Use Permit
2. City Council Approval
o Requires noticed public hearing
o Requires certification of environmental clearance
o Subject to findings for Conditional Use Permit
il;P'1�'1t7
Final Development Plan
Approval by Planning Commission only
A. Application Requirements, per Code:
1. A Final Development Plan that conforms to the checklist provided by the
Planning Department
2. The Planning Department's checklist is subject to change, but currently includes:
o Detailed site, elevations, roof and landscape plans matching the
approved Preliminary Development Plan-
o Lighting and signage plans.
S. Process of Approval, per Code
1. Planning Commission Approval
o A stand-alone action (subject to Council appeal)
o Not required to be referred to AAC
• Recent practice is to do so (in-lieu of separate Major
Architectural Approval application)
o No notification of public hearing required
o Environmental clearance carried over from Preliminary Plan approval
o Subject to findings of conformance with Preliminary Plan approval
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