Planning Department Zoning Code Amendment: Change Hearing Body from Hearing Officer to Planning Commission for Major Projects over 75,000 square feet City.

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Presentation transcript:

Planning Department Zoning Code Amendment: Change Hearing Body from Hearing Officer to Planning Commission for Major Projects over 75,000 square feet City Council Hearing May 23, 2011

Planning Department 2 Major Project Processing Zoning Code Amendment BACKGROUND: September 14, 2009, Council referred to Ed Tech Committee. Changes to Zoning Code regarding hearing process for large projects. April & June of 2010 staff met with ED Tech Committee to discuss options and analyze thresholds for the proposed amendment. January 12, 2011, Planning Commission recommended City Council approve the proposed Zoning Code Amendment as prepared by staff.

Planning Department 3 Major Project Processing Zoning Code Amendment ANALYSIS: Recommend threshold based on gross floor area. Builds on existing Zoning Code thresholds. Projects exceeding 75,000 square foot was the most appropriate threshold to capture projects of city-wide significance. South Fair Oaks Specific Plan exempts specific uses from Conditional Use Permit requirement projects exceeding 25,000 square feet. Intent of exemption to provide incentive and encourage specific development.

Planning Department 4 Major Project Processing Zoning Code Amendment RECOMMENDATIONS: Nonresidential projects exceeding 75,000 square feet, Conditional Use Permit. Planning Commission hearing body, City Council appeal body. Mixed-use projects where nonresidential portion exceeds 75,000 square feet, through Conditional Use Permit process, Planning Commission hearing body, City Council appeal body. Require specific uses within South Fair Oaks Specific Plan exceed 75,000 square feet Conditional Use Permit. Planning Commission hearing body, City Council appeal body.

Planning Department 5 Major Project Processing Zoning Code Amendment HEARING PROCESS FLOW CHART CITY COUNCIL DECISION CURRENT PROCESSPROPOSED PROCESS PROJECTS EXCEEDING 75,000 SQ. FT. BOARD OF ZONING APPEALS DECISION CALL FOR REVIEW / APPEAL ENTITLEMENT SUBMITTED HEARING OFFICER DECISION CALL FOR REVIEW / APPEAL PLANNING COMMISSION DECISION CALL FOR REVIEW / APPEAL ENVIRONMENTAL REVIEW

Planning Department 6 Major Project Processing Zoning Code Amendment 630 South Raymond Avenue 58,348 square feet Medical Office Building (constructed)

Planning Department 7 Major Project Processing Zoning Code Amendment Pasadena Humane Society at S. Raymond Avenue 31,358 square feet Animal Shelter (not constructed)

Planning Department 8 Major Project Processing Zoning Code Amendment Whole Foods Market 465 South Arroyo Parkway 76,482 square feet Retail use (constructed)

Planning Department 9 Major Project Processing Zoning Code Amendment Vons Supermarket 2355 E. Colorado Boulevard 76,628 square feet Retail use (under construction)

Planning Department 10 Major Project Processing Zoning Code Amendment Colorado at Lake Project East Colorado Boulevard 229,349 square feet Retail, Office, Hotel use (not constructed)