PAD and PAD Amendment

PAD Zoning vs. PAD Amendment

• PAD Zoning (Establishing a PAD): Creates a new PAD and adopts the initial PAD development standards.
• PAD Amendment: Modifies an existing, adopted PAD.

Establishing a Planned Area Development (PAD Zoning)

If a property is not already within a Planned Area Development (PAD), the property owner must first establish PAD zoning. Establishing a PAD creates customized development standards for a defined area, including permitted land uses, density or intensity, setbacks, circulation, open space, and design standards.

Typical Steps to Establish a PAD

1. Schedule a required pre-application meeting with Planning staff. The proposal may be reviewed by the City’s Development Team during pre-application.
2. Prepare a PAD narrative and conceptual exhibits, as discussed with staff.
3. Complete any required public pre-notification prior to applying, including pre-scoping letters and, if required, a neighborhood meeting. More information about the Citizen Review Process
4. Submit the PAD Zoning application package and pay applicable fees.
5. City staff reviews the application and schedules the required public hearing(s).
6. Public notice is provided, including newspaper publication, mailed notices, and on-site sign posting by the applicant.
7. The Planning & Zoning Commission conducts a public hearing and forwards a recommendation.
8. City Council considers the PAD zoning request and takes final action, typically by ordinance. If applicable, a Proposition 207 Waiver must be signed prior to final approval.

Establishing a PAD: What to Bring to Pre-Application

• Project narrative describing the proposed development and PAD concept.
• Conceptual site plan and exhibits illustrating:
  • Proposed PAD boundaries
  • Land uses
  • Development standards
  • Street and access layout
  • Open space
  • Utilities
  • Drainage
  • Design concepts
  • Proposed phasing.

Residential Design Standards for PAD

The focus of the Residential Design Standard for PAD (PDF) is on residential development and mixed-use development with a residential component. The standards will aid in the fostering of diversity within new residential PADs relative to overall PAD design, lot sizes, and architecture.

Amending an Existing Planned Area Development (PAD Amendment)

A PAD Amendment modifies an existing, adopted PAD. Amendments may be classified as minor or major, depending on the scope and nature of the requested change. Planning staff will determine the appropriate classification during the pre-application meeting.

Typical PAD Amendment Process

1. Schedule a required pre-application meeting with a City planner to review requirements, procedures, and timelines.
2. Prepare a project narrative and conceptual site plan describing the proposed amendment.
3. Complete the required public pre-notification prior to submittal.
4. Submit a complete PAD Amendment application package and pay applicable fees.
5. City staff reviews the application and schedules the required public hearing before the Planning & Zoning Commission.
6. Public notice is provided, including newspaper publication, mailed notices, and on-site sign posting by the applicant.
7. The Planning & Zoning Commission conducts a public hearing and takes action on the amendment or forwards a recommendation to City Council, if required.
8. If City Council action is required, Council considers the amendment and takes final action, typically by ordinance.

Which Body Makes the Decision?

The Planning & Zoning Commission reviews major PAD amendments. Certain amendments must also be forwarded to the City Council for final approval, including amendments involving:

• Change of land use
• Changes to arterial or collector roadway circulation
• Loss of required open space
• Increase in residential density
• Addition of cluster development
• Large single retail uses or large multiple-use shopping centers

Public Notice Requirements (Summary) Chapter 17.66

• Pre-scoping letter: Applicant sends notification letters to property owners within at least 300 feet of the site prior to submittal. A neighborhood meeting may be required depending on the proposal.
• Newspaper notice: Prepared by City staff.
• On-site sign posting: Applicant posts a public hearing sign at least 15 calendar days prior to the hearing and removes the sign no later than 10 days after the final hearing. (Optional sign removal service is available for a fee)
• Mailing to surrounding property owners: Prepared and mailed by City staff.

Fees (Summary)

• Major PAD Amendment (Planning & Zoning Commission only): $1,575
• Establish PAD or Major PAD Amendment (Planning & Zoning Commission and City Council): $2,750
• Technology Recovery Fee: 5% of applicable review fees

Typical Review Timeframes (Maximum Business Days)

• Completeness review (initial): 5 business days
• Initial substantive review: 30 business days
• Completeness review (resubmittal): 5 business days
• Resubmittal substantive review: 30 business days
• Overall review timeframe: 70 business days