The purpose of the SP specific plan district is to provide a vehicle for implementing the city's general plan on an area-specific basis. A specific plan prepared in accordance with the standards set forth in this chapter is intended to serve as regulatory document, consistent with the general plan. In the event there is an inconsistency or conflict between an adopted specific plan and comparable regulations of this code, the specific plan will prevail.
(Ord. 2011-02 §1)
Specific plans are authorized by California Government Code Section 65450 et seq., which specifies minimum contents and provides for fees and an additional environmental review procedure (Section 65457).
(Ord. 2011-02 §1)
A specific plan zoning may be considered for areas within the existing city limits or where areas are considered for annexation. The specific plan zoning may be used on any size of land mass but normally will be applicable for sites of fifty acres or larger. To be considered for application of the SP zoning district an area should possess one or more of the following characteristics:
A. 
Rapidly and/or newly urbanizing, with significant new demand for public facilities and services:
B. 
Possessing unique physical, cultural or locational conditions, in particular, significant natural resources to be preserved or utilized, but including any other unusual conditions which warrant special care in planning;
C. 
Proposed for a complex mixture of uses;
D. 
Held in multiple ownerships. This characteristic is more significant in combination with others listed;
E. 
Physically and/or economically deteriorating or marginal.
(Ord. 2011-02 §1)
It is not necessary for specific plan areas to be delineated on the general plan land use map. On the zoning map a specific plan district will be delineated in a manner similar to that of any other zoning district except that each SP zoned area shall also bear a number which distinguishes it from other specific plan areas. In most cases an adopted specific plan will create zoning categories unique to that plan; those zoning categories will be described within the plan itself rather than on the zoning map or in this code. The zoning categories created by the specific plan will be placed on the zoning map as information to the general public.
(Ord. 2011-02 §1)
A. 
A specific plan shall be adopted by ordinance or resolution, following public hearings before the planning commission and city council. For subject areas which are expected to benefit by updating (signage, for example), supplementary documents such as design standard may also be adopted by ordinance or resolution. Application for other entitlements may be made simultaneously with the specific plan application. In some circumstances simultaneous applications may in fact be necessary.
B. 
Prior to or concurrent to adoption of a specific plan, the plan area must be zoned SP and assigned a number as required in Chapter 17.04. The zoning and specific plan applications may be processed simultaneously. In some areas it may be necessary or appropriate to link adoption of the specific plan with adoption of other entitlements or programs such as subdivision or parcel maps, area facilities plans, design guidelines, monitoring programs, permits, financing mechanisms, etc. The specific plan adoption resolution shall define the relationship of the plan to other approvals, whether separately or simultaneously requested.
(Ord. 2011-02 §1)
The application for a specific plan shall be in accordance with public hearing processes prescribed in Government Code Section 65453 and shall include text and diagram(s) as required by the planning commission to properly evaluate the ability of the proposed specific plan to carry out the city's general plan, application preparers shall seek guidance for the planning department and, if necessary, the planning commission, prior to submitting an application for a specific plan. Such guidance regarding relevant general plan goals, policies, land use and implementation programs shall be provided through pre-application conferences, written material, study sessions or other appropriate means. Application and implementation fees for specific plans shall be as set by resolution of the city council.
(Ord. 2011-02 §1)
A. 
State Requirements.
1. 
A specific plan shall include a text and diagram(s) detailing the following:
a. 
The distribution, location and extent of the uses of land, including open space, with the area covered by the plan;
b. 
The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;
c. 
Standard and criteria by which development will proceed, and standards for the conservation, development and utilization of natural resources, where applicable;
d. 
A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out paragraphs (1)(a), (b) and (c) of this subsection.
2. 
The specific plan shall include a statement of the relationship of the specific plan to the general plan.
B. 
City Requirements.
1. 
The city's requirements include the state requirements listed above, but in sufficient depth, scope and detail to provide not only policies for the development of the areas but also specific standards for regulating that development. A specific plan must include the following:
a. 
The proposed land uses for all areas covered by the plan;
b. 
The types and configurations of building to be included in all developments within the plan area;
c. 
The location of and types of streets;
d. 
Public facilities and infrastructure required to serve developments within the specific plan area;
e. 
A parking and circulation plan for off-off-street parking areas showing the location of parking lots, the approximate number of spaces, and the approximate location of entrances and exits;
f. 
Proposed conservation, open space and/or recreation areas, if any;
g. 
Any other programs, guidelines or standards that are appropriate for the area covered by the plan.
2. 
To meet the goal of tailoring general plan implementation to a specific area, the planning department has prepared a format to follow the text and diagrams prepared must be organized in a manner that clearly states the goals of the specific plan and clearly sets forth regulations in a format readily usable by both professionals and lay persons who may have a role in implementing the specific plan. The planning department shall provide a checklist for examples of specific plan contents to assist applicants.
(Ord. 2011-02 §1)
It is anticipated, under the California Environmental Quality Act and state and local guidelines, that most specific plan will require preparation of an environmental impact report. Once certified, the EIR for a specific plan may be relied upon for further entitlements sought subsequent to adoption of the specific plan. An initial study shall be prepared for all subsequent application to determine whether a supplement or an addendum to the EIR must be prepared or if the project is exempt from further environmental review.
(Ord. 2011-02 §1)
Since specific plan applications are flexible, expiration will be determined on a case-by-case basis. Like other city regulations, most specific plan approvals will not expire unless replaced by a subsequently adopted specific plan or rendered obsolete by adoption of a conflicting general plan amendments and conflicting goals and policies of the general plan. In some cases, however, limiting the duration of an approval may be appropriate; i.e., when the specific plan is linked to another entitlement which expires, such as tentative subdivision map. The ordinance or resolution adopting a specific plan shall specify the duration of the specific plan and any means of extension, which may include an evaluation of an applicant's due diligence in satisfying specific plan provisions.
(Ord. 2011-02 §1)