Government » Community Development Department » Planning Entitlements

Planned Developments

A planned development is a process to provide specific land use and development standards for:

  • Multi-family housing
  • Shopping centers
  • Public utility or other institutional facilities
  • Other large scale developments

A planned development permit is required for all properties zoned:

  • Mixed Use Planned Development (MPD) or
  • High Density Residential Planned Development (MHD)

If the property is not zoned MPD or MHD, but you want to develop under a planned development district, you can also concurrently apply for rezoning.

There are hundreds of planned development districts in Walnut Creek. Some examples include:

View all Planned Development Districts

 

Application checklist

  • Application form and Statement of Understanding for the fee structure
  • Filing fees and deposits
  • All items in the application checklist for Design Review applications
  • All required data consistent with Section 10-2.4.203 of the Walnut Creek Municipal Code.
  • If the application includes multi-family residential, provide the total number of bedrooms to be built. This information is used to determine parking requirements.
  • Perspective drawings showing the relationship of proposed buildings and topography.
  • Site photographs showing topography, vegetation and landscaping, and existing and adjacent structures.
  • A table that includes land coverage by percentage and acreage for the following:
    • Open Space (intensely landscaped and natural)
    • Streams, ponds, and areas existing in riparian vegetation
    • Housing unit roof areas
    • Commercial retail roof areas
    • Office roof areas
    • Parking (covered, open, off-street)
    • Streets, sidewalks, and paths
    • Recreational facilities
  •  Boundaries of proposed landscaping, including:
    • Quantity
    • Location
    • Species
    • Container size
  • Dimensions and location of any:
    • Irrigation system
    • Street and low-level path lighting
    • Street furniture
    • Fencing

Apply for a Planned Development

You can apply for a Planned Development by email or in-person.

1. Information gathering
Look up your zoning and General Plan land use requirements to learn about what’s allowed on the property. The proposed project or land use change should be compatible with surrounding areas.

We recommend you meet with nearby neighbors and people who may be affected by the change. Discuss the proposed change and learn if they have concerns.

Contact local utilities and other agencies to see if other requirements will be necessary.


2. Preliminary review (not required, but recommended)
Get early feedback, identify potential problems, and improve the quality of your application.

Schedule preliminary review.


3. Complete the application
Download and complete the Planning Application form.

4. Submit your application

By email
Submit the completed application and required documents to DutyPlanner@walnut-creek.org. Send all documents in one email and include the project address in the subject line. If any of the documents exceed 25MB, upload them to the cloud (via Dropbox or Google Drive, for example) and provide a link.

In-person
Make an appointment to meet with City staff at City Hall City. Applicants may bring the application on a USB drive, printed, or email to DutyPlanner@walnut-creek.org in advance.

5. Pay fees
Within five business days, you’ll be sent instructions on how to pay your application fee or deposit by check or credit card. Learn more about fees.

6. Planner assignment
A planner will be assigned to your project and will be your primary contact through the process.

7. Initial review and notice of application status
Within 30 days after you submit your application, you will get a Notice of Application Status.  Comments received from other divisions and outside reviewing agencies will be included in the notice.  During the initial review, your assigned planner will determine:

  • If the application is complete
  • If outside agencies or other divisions will also need to review the application
  • If Environmental Review will be needed

8. Environmental Review (conditional use permits; most administrative and minor use permits are exempt)

During the initial 30-day review of your project, City staff will assess whether an Environmental Impact Report or other studies will be required. The review results in a determination of:

  • Exemption
  • Negative declaration or Mitigated negative declaration
  • An Environmental Impact Report (EIR)

Learn more about Environmental Review.

9. City staff review
Your assigned planner and other divisions will continue their review of your application. These other divisions may include:

  • Engineering
  • Building
  • Transportation
  • City arborist and parks
  • Code enforcement

They will be checking to make sure your application meets land use and municipal code requirements. During this review, there may be multiple rounds of comments from staff that you will need to respond to by making changes to your plans and resubmitting your application.

10. Preliminary public review(s) by the Design Review Commission
If the project includes a proposed development, it will go to the Design Review Commission for review. At the public hearing, City staff will present a report and make their recommendation. You will be able to present, followed by anyone else who wants to comment on the proposed project.

After everyone from the public speaks, the Design Review Commission will evaluate everything they have read and heard. Their comments and recommendation will be provided to the Planning Commission.

11. Public hearing(s) with the Planning Commission
The project will go to the Planning Commission for approval. At the public hearing, City staff will present a report and make their recommendation. You will be able to present, followed by anyone else who wants to comment on the proposed project.

After everyone from the public speaks, the Planning Commission will evaluate everything they have read and heard. Then they will take one of the following actions:

  • Approve
  • Postpone to a later date
  • Continue and schedule another public hearing
  • Refer the matter back for more evaluation
  • Deny

Learn more about approvals, decisions, and appeals

12.  Public hearing(s) with the City Council for final approval
If your proposed project is approved by the Planning Commission, it will go to the City Council for final approval. At the public hearing, City staff will present a report and make their recommendation. You will be able to present, followed by anyone else who wants to comment on the proposed project.

After everyone from the public speaks, the City Council will evaluate everything they have read and heard. Then they will take one of the following actions:

  • Approve
  • Postpone to a later date
  • Continue and schedule another public hearing
  • Refer the matter back for more evaluation
  • Deny

Learn more about approvals, decisions, and appeals


13. Permit Issued
Once your application is approved, City staff will send your permit by email.  

 

Timeline

The processing time varies based on the complexity, controversy, and magnitude of your proposal. The process generally takes 5-10 months in total.

Here are some further estimates:

  • If a proposed change results in a negative declaration from environmental review, it takes 4-6 months to go from the completed application to the Planning Commission review. If the proposal requires an environmental impact report, this takes 6-8 months.
  • The time from Planning Commission review to the City Council action is about 1 month.

Forms and documents

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