§ 20.272.030  PLANNED COMMUNITY MASTER PLANS.
   A.   Master Plan required. All properties within the Planned Community Zone must have an approved Planned Community Master Plan pursuant to this Chapter. Any application to amend the Zoning Map to incorporate a property into the Planned Community Zone must be accompanied by a complete application for approval of a Planned Community Master Plan that includes that property. No such Zoning Map amendment shall become effective unless and until the City Council approves a Planned Community Master Plan that includes that property and such approval is final.
   B.   Uses allowed. No building, structure, land in the Planned Community Zone shall be used, erected, structurally altered, or enlarged except in conformance with a Planned Community Master Plan approved pursuant to this chapter.
   C.   Required elements. Every Planned Community Master Plan shall include a general statement of goals and objectives and detailed elements that explain how such goals and objectives will be met. The following elements shall be required for every Planned Community Master Plan:
      1.   Land use element. The land use element shall consist of text, maps figures, setting forth the distribution, general location, and extent of the areas of land devoted to each category of land use proposed as part of the Planned Community Master Plan. It may therefore include, but not necessarily be limited to designations for various housing types, retail shopping facilities, office facilities, service facilities, public and semipublic facilities, conservation or open space areas, and mixed uses, as well as development and construction timelines for any of these.
      2.   Circulation element. The circulation element shall consist of text, maps, and figures, setting forth the general locations, dimensions, operational standards, and specifications of all streets, walkways, trails, transportation alternatives, and all transportation-related infrastructure proposed as part of the Planned Community Master Plan. This element shall include but not necessarily be limited to design criteria for engineering review and the traffic carrying capacities of all arterial streets and highways.
      3.   Population element. The population element shall contain text, maps, and figures that explain the distribution of dwelling unit and anticipated population density for both the entire Planned Community Master Plan and each subarea, if any.
      4.   Public services and facilities element. The public services and facilities element shall contain text, maps, and figures setting forth the general locations and specifications of any and all existing and proposed trail and public facilities for the Planned Community Master Plan area.
   D.   Additional elements. Every Planned Community Master Plan shall also include such additional elements as the city deems necessary for development of the Planned Community Master Plan or evaluation of its impacts. Examples of such additional elements that may be required include, but are not necessarily limited to, a sustainability element, an urban design element, or a cultural arts element. The city may also require the recordation of all subdivision tracts or parcels, a schedule of construction, a phasing plan, and incorporation of the application requirements contained in Section 20.272.030.F, as the city deems appropriate.
   E.   Required plans, figures, and data. Each Planned Community Master Plan shall include plans, figures, and data in sufficient number and detail to allow for effective evaluation and implementation. Such plans, figures, and data shall include, but not necessarily be limited to, the following:
      1.   Detailed site plans.
      2.   Legal descriptions or boundary surveys of the property or properties.
      3.   Site utilization maps drawn to scale and showing the location of the proposed site and its relationship to surrounding existing uses.
      4.   Grading plans, including lot dimensions and pad size of all lots and their relationships, the nature and extent of all cut and fill, the location, grades, widths, and related details for all utilities, streets, walkways, driveways, and related facilities.
      5.   Location, design, and related details for all parking areas, vehicle storage, and any proposed alternative transportation infrastructure.
      6.   Landscape and hardscape plans.
      7.   Architectural plans and details, including height, number of stories, materials, colors, and finishes.
      8.   Renderings and view illustrations, as deemed necessary.
      9.   Conceptual color and materials boards, including specifications, quality, and durability of materials.
      10.   Drainage plans.
      11.   Fencing and wall plans.
      12.   Public and private amenities plans
      13.   Subdivision plans, as necessary to clarify any proposed subdivision.
   F.   Development and design standards. Each Planned Community Master Plan shall include detailed development and design standards in accordance with this paragraph.
      1.   Existing standards. Proposed land uses that will be developed in accordance with existing ordinances of the city, those zones or development standards that are to be employed in implementing each type, phase or area of residential and/or commercial development shall be so designated  and  shall  be  developed  according  to  the  development and design standards and review procedures that are applicable to that designation.
      2.   Alternative standards. The City Council may approve alternative development and design standards in a Planned Community Master Plan for development at densities and levels of intensity not otherwise provided for in Title 20 but designed specifically for a particular type, phase, or area of the Planned Community Master Plan; provided that nothing in this chapter shall be construed to require the city to approve any alternative development or design standards. Proposed land uses that will be developed with such alternative development and design standards shall be so designated in the Planned Community Master Plan and shall be developed according to the applicable development and design standards and review procedures set forth in the Planned Community Master Plan.
      3.   Except as otherwise provided in the design and development standards in the Planned Community Master Plan, all other provisions of the zoning code shall apply in the Planned Community Zone. Furthermore, all development in the Planned Community Zone is subject to the requirements of this Code pertaining to art in public places and subdivisions notwithstanding any provision in an adopted Planned Community Master Plan.
   G.   Procedures.
      1.   Application. The owners of the subject property or their authorized agents may apply for approval of a Planned Community Master Plan. All properties included in the application must be under single ownership or controlled by a single entity from the time of application and until the effective date of the ordinance approving the Zoning Map amendment associated with the Planned Community Master Plan. All applications shall be made on a form prescribed by the director that requires, but shall not necessarily be limited to the following:
         a.   Five print copies and one electronic copy of the draft Planned Community Master Plan, including but not necessarily limited to all required contents.
         b.   A market or economic analysis of all proposed uses, including analysis of alternative uses and alternative locations.
         c.   A detailed list and explanation of the community benefits that the Planned Community Master Plan would provide; including when appropriate a list of such community benefits that will be provided pursuant to a development agreement.
         d.   A plan for engaging in public outreach with a cross-section of residents, businesses, and other community stakeholders.
         e.   A filing fee in accordance with a schedule adopted by City Council resolution, which fee shall be sufficient to cover the city's costs and expenses in processing the application.
         f.   Any information the city deems necessary to the city's preparation of any additional study or studies it deems necessary for consideration of the Planned Community Master Plan; e.g. economic impact analysis, parking impact analysis, etc.
      2.   Public outreach required. The applicant shall engage in public outreach regarding the proposed Planned Community Master Plan in accordance with the plan submitted to the city and shall provide a summary report of the results of such outreach for the consideration of the Planning Commission and City Council.
      3.   Development agreement required. An application for a Planned Community Master Plan must include an application for a development agreement applicable to the entirety of the plan area, and no approval of a Planned Community Master Plan shall be final unless and until the City Council has approved the development agreement and such approval is final. The purpose of this requirement is to provide the community and applicants the assurance that development of the Planned Community Master Plan, and its associated community benefits, may be realized notwithstanding any development standards to the contrary that the City may adopt after approval of the Planned Community Master Plan.
      4.   Planning Commission review and recommendation. The Planning Commission shall consider each application for a Planned Community Master Plan at a public hearing, which it may hold concurrently with any hearings on any related applications such as a related Zoning Map amendment. Following the hearing, the Commission shall recommend to the Council approval or disapproval of the application.
      5.   City Council decision. The City Council shall have sole authority to approve a Planned Community Master Plan. The City Council shall consider each application and the recommendation of the Planning Commission at a public hearing, which it may hold concurrently with any hearings on any related applications. Following the hearing, the City Council shall approve or disapprove the application by reference to the findings required for approval. The City Council shall only approve the application by ordinance.
      6.   Findings required for approval. The City Council shall only approve a Planned Community Plan shall only approved if it makes the following findings:
         a.   The Planned Community Master Plan is consistent with the General Plan, inclusive of any amendments proposed and approved as part of the application for the Planned Community Master Plan.
         b.   The Planned Community Master Plan is consistent with the Brea Envisions Community Strategic Plan.
         c.   The Planned Community Master Plan would provide for an innovative development in an area of the city that presents unique planning challenges due to considerations such as geography, topography, and changing patterns of development not otherwise addressed by the city's existing zoning rules.
         d.   The properties included in the Planned Community Master Plan are suitable for the uses specified therein, in terms of access, size, their relationship to adjacent properties and similar or related uses, and other considerations deemed relevant by the City Council.
         e.   The Planned Community Master Plan is in the best interest of the city as a whole.
      7.   Amendment. A Planned Community Master Plan may be amended subject to the same procedures and requirements applicable to its adoption.
   H.   Interpretation. Each adopted Planned Community Master Plan shall be construed in the manner most consistent with the General Plan, this Chapter, and the purposes for and findings upon which the Planned Community Master Plan was adopted. Any uncertainty or ambiguity in the requirements or application of any adopted Planned Community Master Plan may be resolved pursuant to the administrative interpretation process found in Section 20.408.010.
(Ord. 1206, passed 11-6-18)