Glendale City Zoning Code
CHAPTER 30
24 PRECISE PLAN OF DESIGN OVERLAY ZONE PPD
§ 30.24.010 Description and purpose.
The purpose of the precise plan of design overlay zone is as follows:
A.
To promote the public health, safety and general welfare by establishing procedures and regulations necessary for zone changes to ensure existing neighborhoods are preserved and protected.
B.
To provide procedural regulations to implement and promote the purpose of the zoning laws of this city.
C.
To encourage the development of structures or uses which are of superior design, appearance and function, by allowing reasonable variations from zoning standards and use restrictions for specific sites when warranted so that development proposals can take advantage of site characteristics, site location and access points, historic development patterns, land assembly or simple economies of scale in ways which conform with the broad goals of the general plan and provide the protections of the existing zoning designation.
D.
To assure compatibility in the permitted use and enjoyment of property for which rezoning is sought while at the same time imposing regulations and restrictions on such rezoned property to protect the use and enjoyment of surrounding properties to the same degree and extent as if such rezoning were denied.
E.
To provide the city and applicant with reciprocal latitude to consider alternate standards in return for increased amenities to serve the inhabitants of the development and surrounding areas.
F.
To provide a method for the development of properties having unique design features, while ensuring compliance with the general plan, any applicable specific plan, and compatibility of use with respect to existing and future developments in surrounding areas.
(Ord. 5837 § 1, 2014)
§ 30.24.020 General provisions.
The provisions of the zone underlying the precise plan of design overlay zone shall apply except as otherwise provided in this chapter and as specifically detailed in the precise plan of design approved by the city council.
(Ord. 5837 § 2, 2014)
§ 30.24.030 Authority, authorization for initiation, application filing and filing fees.
A.
The request for a precise plan of design overlay zoning designation, including the precise plan of design and the allowable uses and development standards therein, shall be reviewed by the city council after review and recommendation by the planning commission, pursuant to the provisions of Chapter 30.63 of this title. In addition and prior to city council adoption, the director of community development may refer any application for a precise plan of design to any board or commission established pursuant to Title 2 of the Glendale Municipal Code for a recommendation to the city council.
(Ord. 5837 § 3, 2014)
§ 30.24.040 Public hearings and notices.
For public hearings and notices, see Chapter 30.61.
(Ord. 5837 § 4, 2014)
§ 30.24.050 Precise plan of design overlay zone adoption and precise plan of design approval criteria.
A.
The city council may adopt an ordinance rezoning an area to a precise plan of design overlay zone if the city council makes the following legislative findings:
1.
The plan for the proposed building or structure is expressive of good taste, good design and contributes to the image of Glendale as a place of beauty, creativity and individuality.
2.
The proposed building or structure is of superior quality so as to materially improve the appearance and value of the local environment.
3.
The proposed building(s) or structure(s) and use(s) thereof are compatible with developments of land in the vicinity of the overlay zone. Consideration of scale, height, bulk, materials, cohesiveness, community, traffic sight distance, transit oriented design, pedestrian oriented design, the desirability of preserving a sense of open space, and the need for privacy are deemed to be important considerations of compatibility.
4.
The proposed development is in substantial conformity with the general plan goals of the underlying zone and other applicable ordinances with respect to the location and appearance of the buildings and structures. When any aspect of the precise plan of design is not in substantial conformance with the standards of the underlying zone, then the deviation from the underlying zoning standards will cause the precise plan of design to either: achieve superior appearance, function or compatibility with adjacent structures and uses; further the general plan goals of the underlying zone or a public policy; or provide a significant, specific public benefit.
5.
The proposed development meets the design review standards for the underlying zone(s) contained in Section 30.47.040, the comprehensive design guidelines, and the guidelines of any applicable adopted community or specific plan, except as specifically modified in the precise plan of design adopted for the site.
6.
The proposed building or structure and its use are in substantial compliance with the general plan.
(Ord. 5837 § 5, 2014)
§ 30.24.060 Implementation.
A.
The duration of the precise plan of design approval is as provided in Section 30.63.080(C).
B.
An approved precise plan of design may specify a phased development program up to two years.
C.
An application for an extension of the approval for a precise plan of design shall be filed in writing with the director of community development not less than 30 days prior to the expiration of the precise plan of design approval, and shall specify the justification for the extension. The director of community development may approve up to two separate one year extensions of a precise plan of design, for a total of two years.
D.
Changes to the physical aspects of a precise plan of design which do not exceed 20% deviation from one or more numeric standards explicitly specified in the adopted precise plan of design overlay zone, or other qualitative changes including, but not limited to, building location, building materials, access point locations and landscaping, may be approved by the director of community development, provided he or she determines that such changes do not constitute substantial alterations to the plan. Other more substantial changes to the physical aspects of the precise plan of design shall be requested through a new zone map amendment application.
E.
Changes to the land uses included in a precise plan of design may be approved by the director of community development, when, in his or her opinion, the proposed changes in use are in substantial conformance with the plan and the underlying zone, consistent with the overall plan and vision for the site, and compatible with on-site and off-site uses.
(Ord. 5837 § 6, 2014; Ord. 5847 § 6, 2015)