A.
Process. This section provides a process for preparing, processing, reviewing, adopting, and amending a specific plan.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
An adopted specific plan shall replace the base zoning district for the subject property, and the development standards and design guidelines identified in the specific plan shall take precedence over the general standards contained in this zoning ordinance and any city adopted design guidelines.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
A.
Authority to adopt and amend. An application for a specific plan shall be considered by the council.
B.
Specific plan required. A specific plan, which is designed to provide for flexibility and encourage innovate use of land resources and development of a variety of housing and other development types, shall be required when it could assist in the comprehensive master planning of a specific area or site.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
A specific plan may be initiated in the following manner:
A.
Council. By a resolution by the council; or
B.
Application. The filing of an application with the department by the owner or authorized agent of property for which the specific plan is sought. If the property is under more than one ownership, all of the owners or their authorized agents shall join in filing the application.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
The draft specific plan shall include detailed information in the form of text and diagram(s), organized in compliance with State law (Government Code section 65451).
A.
Required information. At a minimum, the following information shall be provided:
1.
Proposed land uses. The distribution, location, and extent of land uses proposed within the area covered by the specific plan, including open space areas;
2.
Infrastructure. The proposed distribution, extent, intensity, and location of major components of public and private circulation/transportation, drainage, energy, sewers, solid waste disposal, utilities, water, and other essential facilities proposed to be located within the specific plan area and needed to support the proposed land uses;
3.
Land use and development standards. Standards, criteria, and design guidelines by which development would proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;
4.
Implementation measures. A program of implementation measures, including financing, methods, programs, regulations, and public works projects, necessary to carry out and provide the proposed:
a.
Development and conservation standards and criteria, infrastructure, and land uses;
b.
Public amenities, based on a nexus between development exactions being imposed and the development-induced needs being met by those exactions;
c.
Orderly phasing of the development; and
d.
Other measures needed to protect the health, safety, and well-being of the community.
5.
Relationship to general plan. A discussion of the relationship of the specific plan to the goals, policies, and objectives of the general plan; and
6.
Additional information. The specific plan shall contain additional information deemed to be necessary by the director based on the characteristics of the area to be covered by the plan, applicable goals, policies, and objectives of the general plan, or any other issue(s) determined by the director to be significant.
B.
Costs to be borne by the applicant. The specific plan, and all environmental studies required as a result of the specific plan, shall be paid for by the applicant.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
A draft specific plan shall be processed in the same manner as required for general plans by state law, and as follows:
A.
Public meeting(s) required.
1.
Before preparation of the specific plan, the city shall hold at least one public/neighborhood meeting to identify potential community impacts and concerns relating to the proposed plan.
2.
Before consideration of the specific plan by the council, the city shall hold at least one public/neighborhood meeting to review the plan with the local community.
3.
Public notice of the council meeting is required in compliance with section 26 (Public Hearings).
B.
Application filing. The following shall apply if the specific plan is initiated by the filing of a specific plan application:
1.
An application for a specific plan shall be filed and processed in compliance with section 18 (Applications, Processing, and Fees).
C.
Environmental review. The draft specific plan shall be subject to environmental review as identified in subsection 4.18.060 (Environmental assessment);
D.
Staff report. A written staff report shall be prepared for the draft specific plan which shall include detailed recommendations and proposed findings necessary for adoption of the plan; and
E.
Public hearings. A proposed specific plan shall be subject to a public hearing before the council before its adoption, in the following manner:
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
A.
Council's action. The council may adopt a specific plan only after first finding that:
1.
The proposed development is in conformance with the goals, policies, and objectives of the general plan;
2.
The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public health, safety, or general welfare, or injurious to the property or improvements in the vicinity and base zoning district in which the property is located;
3.
The proposed development would:
a.
Ensure quality development by encouraging greater creativity and aesthetically pleasing designs for the individual components of the development and the development as a whole;
b.
Ensure the timely provision of essential public services and facilities consistent with the demand for the services and facilities; and
c.
Promote a harmonious variety of housing choices and commercial and industrial activities, if applicable; attain a desirable balance of residential and/or employment opportunities; and result in a high level of amenities and the preservation of the natural and scenic qualities of open space.
4.
The subject site is:
a.
Physically suitable for the proposed land use designation(s);
b.
Physically suitable for the type and density/intensity of development being proposed;
c.
Adequate in shape and size to accommodate the proposed development; and
d.
Served by streets adequate in width and pavement type to carry the quantity and type of traffic expected to be generated by the proposed development.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
A.
Development within specific plan area. After the adoption of a specific plan, a public works project, a tentative map or parcel map, for which a tentative map was not required, and an amendment to this zoning ordinance may be approved/adopted within an area covered by a specific plan only if it is first found consistent with the specific plan.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)
All adopted specific plans are available for review at the department.
(Ord. No. 1062, § 2(Exh. A), 11-25-04)