The purpose of this Chapter is to provide a process for preparing, processing, reviewing, adopting, and amending Specific Plans in compliance with Government Code Section 65450 et seq. or as that section may be amended or replaced from time to time.
(Ord. 1017, 2013)
A. 
General Plan implementation. The City may prepare, or accept an application for, a Specific Plan in order to systematically implement the General Plan.
B. 
Adopted by ordinance. A Specific Plan adopted by ordinance shall replace the base zone(s) for the subject property, and the development standards and guidelines identified in the Specific Plan shall take precedence over the general standards and guidelines contained in this Zoning Code.
C. 
Adopted by resolution. A Specific Plan adopted by resolution shall be applied as guidelines and the applicable standards contained in this Zoning Code shall take precedence over the development standards and guidelines identified in the Specific Plan.
(Ord. 1017, 2013)
A. 
Specific Plan required. When required by the General Plan, this Zoning Code, initiated by the City, or filed by property owner(s) to systematically implement the General Plan, a Specific Plan shall be prepared, processed, approved and implemented, or denied in compliance with this Chapter.
B. 
Flexibility and innovation. A Specific Plan is designed to provide for flexibility, innovative use of land resources and development, a variety of housing and other development types, and an effective and safe method of pedestrian and vehicular circulation.
C. 
Commission and Council review. An application for a Specific Plan shall be considered by the Commission and Council.
(Ord. 1017, 2013)
A Specific Plan may be set in motion in the following manner:
A. 
Initiated. May be initiated by the Council;
B. 
Proposed. May be proposed by the Director; or
C. 
Filed. An application may be filed by the owner(s) of one or more parcels that would be the subject of the Specific Plan. If filed by a property owner(s), the following shall first occur.
1. 
A pre-application conference with the Director before the filing of a Specific Plan application, in compliance with Section 20.500.060 (Initial Application Review).
a. 
The purpose of this conference is to generally:
(1) 
Inform the applicant of City requirements as they apply to the Specific Plan;
(2) 
Review the City's review process, possible project alternatives, or modifications; and
(3) 
Identify information and materials the City will require with the Specific Plan application, and any necessary technical studies and information relating to the environmental review of the Specific Plan.
b. 
Neither the pre-application review nor the provision of information and/or pertinent policies shall be construed as either a recommendation for approval or denial of the Specific Plan by the Director and/or any City staff. Failure to identify all required studies or all applicable requirements shall not constitute a waiver of those requirements.
2. 
Public meeting(s) required.
a. 
Before the preparation of the Specific Plan, at least one public meeting shall be held before the Council.
b. 
The purpose of the meeting will be to allow the applicant the opportunity to inform the Council and members of the public about the Specific Plan and for the Council and members of the public to identify potential community concerns and anticipated impacts relating to the proposed Specific Plan.
c. 
Public notice of the meeting shall be given in compliance with Chapter 20.625 (Public Hearings).
d. 
Comments offered by the Council or City staff shall not be construed as either an endorsement or rejection of the Specific Plan.
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If filed by a property owner(s), the Specific Plan application shall comply with all of the following.
A. 
Application.
1. 
Filing. An application for a Specific Plan shall be filed and processed in compliance with Chapter 20.500 (Application Filing and Processing).
2. 
Required data.
a. 
The application shall include the information and materials specified in the Department handout for Specific Plan applications, together with the required fee in compliance with the Planning Fee Schedule.
b. 
The draft Specific Plan shall include the detailed information in the form of text and diagram(s), organized in compliance with Government Code Section 65451.
3. 
Responsibility. It is the responsibility of the applicant to provide evidence in support of the finding required by Section 20.535.080 (Adoption of Specific Plan), below.
B. 
Project review procedures. Following receipt of a completed application, the Director shall investigate the facts necessary for action consistent with the purpose of this Chapter. This will include review of the submittal by the Development Review Committee.
C. 
Notice and hearings.
1. 
Public hearings shall be required for the Commission's recommendation and the Council's action on a Specific Plan.
2. 
The public hearings shall be scheduled once the Director finds the application complete in compliance with Section 20.500.060 (Initial Application Review).
3. 
Notice of the public hearings shall be given and the hearings shall be conducted in compliance with Chapter 20.625 (Public Hearings).
(Ord. 1017, 2013)
If filed by a property owner(s), the draft Specific Plan shall be processed in the same manner as required for General Plans by State law, and as follows.
A. 
Director's evaluation.
1. 
After the filing of a draft Specific Plan, the Director shall review the draft plan to determine whether it is in compliance with the provisions of this Chapter.
2. 
If the draft plan is not in compliance, it shall be returned to the applicant with written specification(s) as to why it does not comply, and with suggested revisions to ensure compliance.
3. 
When a draft plan is returned by the applicant to the Department and the Director determines it is complete and in compliance with this Chapter, the plan shall be deemed to be complete and accepted for processing, in compliance with Section 20.500.060 (Initial Application Review).
B. 
Environmental review required. The draft Specific Plan shall be subject to environmental review as identified in Section 20.500.070 (Environmental Assessment).
C. 
Staff report. A written staff report shall be prepared for the draft Specific Plan that shall include a detailed recommendation for approval or denial.
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A. 
Mandatory finding for adoption. A Specific Plan may only be adopted if first found consistent with the General Plan in compliance with Government Code Section 65454.
B. 
Method of adoption. The Specific Plan shall be adopted by ordinance or by resolution of the Council, in compliance with Government Code Section 65453.
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A. 
Process for amendment. A Specific Plan may be amended through the same procedure specified by this Chapter for the adoption of a Specific Plan. A public hearing is not required for the Commission's recommendation and the Council's action on an amendment to an adopted Specific Plan.
B. 
Mandatory finding for amendment. A Specific Plan may only be amended if first found consistent with the General Plan in compliance with Government Code Section 65454.
C. 
Frequency of amendments. The Specific Plan may be amended as often as deemed necessary by the Council, in compliance with Government Code Section 65453.
(Ord. 1017, 2013)