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COMMUNITY PLANNING Pasadena Master Development Plan Procedures
WHAT IS A MASTER DEVELOPMENT PLAN? The purpose of a Master Development Plan is to establish a procedure that reduces time and uncertainty for you, by eliminating the need for multiple Conditional Use Permits for multiple or phased projects at the same location. The process also ensures an orderly and thorough review of your project by the City as well as receiving input from the neighborhood impacted by the proposed development. Consult the staff in the Community Planning Section if you are interested in applying for a Master Development Plan. A planner will help you find out the zoning and General Plan designations of the project site. You will be provided with information on the City’s land use regulations and objectives and policies of the General Plan. The planner will also help you understand the City’s review and approval procedure, assist you with the application process, and discuss the importance of meeting with the neighborhood that will be affected by your proposal. This is the time to meet with the neighborhood surrounding your project site before you submit a formal application. You are encouraged to seek comments from the residents and work with them to resolve any conflicts on the design of your project, traffic, noise, use of the site or any other impacts specifically related to your project. The City’s Neighborhood Connections office and the Community Planning Section can provide you with further assistance to help you conduct an effective meeting. Unless otherwise waived, all applicants are required to go through Pre-Development Plan Review (PPR). The primary purpose of this step is to familiarize you with City regulations and concerns of City departments. WHEN DO YOU APPLY FOR A MASTER DEVELOPMENT PLAN? If you are interested in filing a Master Development Plan, it is important to know that it only applies to public, semi-public and open space uses. Public and semi-public uses are defined as hospitals, private schools, private clubs, private hospitals and retirement homes. Open space is defined as a park or recreational facility of a landscaped, open character. As the applicant, you should be aware that the Planning Director may require a Master Development Plan of public, semi-public and open space uses that involve the construction of 5,000 square feet or more. See Pasadena Municipal Code (PMC) Section 17.40 PS Public and Semi-public and Section 17.36 for Open Space District for further information on land use regulations and permitted uses.
WHAT DO I NEED TO DO TO FILE AN APPLICATION? You can obtain application forms from the Community Planning Section at 175 North Garfield Avenue or by mail by calling (626) 744-4206. The complete application submittal consists of the following: 1) General Information Application and Supplemental Application. 2) Environmental Assessment form. 4) A site plan indicating the existing and proposed uses, gross floor area, lot coverage, height, parking and density computations (if applicable). 5) Text describing the proposed project. 6) A vicinity map. 7) A map showing the proposed Master Development Plan boundaries and the relationship of the area to uses and structures within a 500 foot radius of the Plan area boundaries. 8) A proposed circulation plan including projections of traffic volumes within the plan area and volumes generated by the proposed plan that would be added to the streets in the vicinity. 9) A map of the Master Development Plan area showing topographical data to indicate clearly the character of the terrain; the type, location and condition of trees and other natural vegetation. 10) Resource inventory of existing architecturally or historically significant structures. 11) Preliminary development schedule indicating sequence and timing of development. ARE THERE ANY FEES AND WHAT DO THEY COVER? There is a flat fee to cover the cost of processing your application as well as additional fees for environmental review. Depending on whether or not your project needs a more extensive environmental review, there may be additional fees. The fees are reviewed yearly and may be adjusted by the City Council. Consult a planner in the Community Planning Section for further details on specific application deposits and fees. WHAT IS THE PROCESS AFTER MY APPLICATION IS FILED? After receiving your application for a Master Development Plan, the Community Planning Section will determine if the application is complete. Staff will complete the review of the application within 30 days after you have filed the application. If your application is deemed incomplete, staff will send a letter to you detailing a list of items necessary to complete the application. Once your application is deemed complete, you will be notified, and the Community Planning staff will prepare an environmental review. In addition to your discussing your project with the neighborhood, the Community Planning Section will hold a neighborhood meeting after you file a formal application, to ensure that issues important to the neighborhood have been identified and addressed . If any unresolved issues or new issues arise that need to be mediated between you and the neighborhood, the Community Planning Section will hold additional meetings. Depending on the nature of your development project, additional review may be necessary. It may be required to go through Design Review and Historic Preservation Commission Review. Contact a planner in Design & Historic Conservation for further information at (626) 744-4228. Following the neighborhood meetings, the Community Planning staff prepares a report on your Master Development Plan, including a review of the required environmental documentation; and analysis of the planning issues including a discussion of the consistency of the project with the objectives and policies of the General Plan; the neighborhood meetings; and a recommendation on the staff analysis and public input. PLANNING COMMISSION HEARING Once the report is completed, the Community Planning staff will notice a public hearing before the Planning Commission. At the Planning Commission hearing, the staff will make a brief presentation and then you will be given an opportunity to comment on the Master Development Plan proposal. An opportunity will then be given to citizens to speak in favor or opposition or simply comment on the project. Following this segment of the public hearing, you will be offered a final opportunity to speak to the Planning Commission. At the conclusion of the hearing, the Planning Commission can either recommend approval of the proposed project, continue the project until further information is presented, modify the project or deny the project. If the project is approved, staff will schedule a noticed public hearing before the City Council following the Planning Commission hearing. CITY COUNCIL HEARING The City Council meeting will also be noticed. At the hearing, public testimony will again be received in the same manner it was received before the Planning Commission. At the conclusion of the public hearing, the City Council will make the final decision on your project. The City Council can either approve the project with or without modifications, continue the project until further information is presented, refer the project back to the Planning Commission for further review, or deny the project. WHAT HAPPENS IF MY PROJECT IS DENIED? If your project is denied by the Planning Commission, the Planning Commission is the final decision making body unless the project is "called up" or review by the City Council (PMC 17.104). WHEN DOES THE APPROVED GENERAL PLAN AMENDMENT BECOME EFFECTIVE? Master Development Plans are approved by the City Council by Resolution and are effective 30 days later. The Master Development Plan will expire on the date designated by the City Council. An approved Master Development Plan may be renewed for a period approved by the Planning Commission. You may request an application for renewal in writing between 30 and 60 days prior to the lapse of the original approval. The City’s review of an amendment to a Master Development Plan, such as a change in the conditions of approval or boundaries of a Master Development Plan will be limited in scope to the amendment; aspects of the existing Master Development Plan will not be reconsidered.
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