The purpose of this chapter is to establish permits and entitlements that are decided by the city council. Each permit and entitlement type is described in this chapter in terms of purpose and applicability, exemptions, review process, findings for approval, and conditions. General processing procedures are established in chapter 17.14 (General Application Processing Procedures).
(Ord. No. 1000 § 4, 2022)
A. 
Purpose. The purpose of a master plan is to allow for the coordinated comprehensive planning of a subarea of the city in order to accomplish any of the following objectives:
1. 
Protect a unique environmental, historical, architectural, or other significant site feature that cannot be adequately protected by adoption of another land use zone.
2. 
Allow the development of an exceptional project design that cannot be built under an existing zone or due to constraints of existing development standards.
3. 
Further the implementation of specific goals and policies of the city as provided in the general plan.
4. 
"Plan ahead" and look beyond the limits of a particular property to solve circulation, drainage, and neighborhood compatibility problems.
5. 
Provide flexibility for developments beyond conventional zoning regulations to address special or unique needs or characteristics.
B. 
Review process.
1. 
A master plan may be initiated for any reason beneficial to the city by motion of the planning commission or the city council, by application of property owner(s) of parcel(s) to be affected by the master plan, or by recommendation of the planning director.
2. 
The designated approving authority for a master plan is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which recommendation shall include the reasons for the recommendation and the relationship of the proposal to the general plan. Public notice shall be provided and public hearing conducted pursuant to section 17.14.050 (Public Hearing and Public Notice). The city council may approve or deny the master plan by resolution in accordance with the requirements of this title.
C. 
Master plan requirements.
1. 
A master plan shall include all of the following components:
a. 
Physical characteristics of the site.
b. 
Location of structures and other significant improvements.
c. 
Significant natural features of the site.
d. 
Available public facilities.
e. 
Capacity of existing and planned circulation systems.
f. 
Existing and planned uses within 1,000 feet.
g. 
Land within 1,000 feet of the site that is designated as state responsibility area (SRA) or wildland-urban interface fire area.
h. 
A boundary map of the property and a calculation of the gross land area within the proposed zone. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property.
i. 
A discussion of specific objectives and limits for development of the property which recognize and respond to identified opportunities and constraints of the master plan.
j. 
Proposed land use and a description of how the land uses implement the general plan.
k. 
Proposed density ranges for proposal that include housing and how the density ranges correspond to the general plan.
l. 
Land use plan including, but not limited to, the acreage of each land use type and number of housing units by type. The distribution of land uses shall be expressed in terms of acreage and the total number of residential units and/or square footage of nonresidential buildings allowed.
m. 
A circulation plan showing proposed block and street network, existing and proposed public and private streets, pedestrian ways, trails, connections to adjacent properties, and related transportation access or circulation features required to serve the proposed development and ensure access and connectivity.
2. 
The master plan may include specific regulations applicable to, and a procedure for review of proposed development, within the master plan area, such as:
a. 
Performance and development standard requirements related to setbacks, lot area, intensity of development on each lot, parking requirements, landscaping, and signs.
b. 
Design standards and guidelines as appropriate for the specific site and development.
c. 
Open space plan including protection measures for significant natural features, parks, and other site amenities.
d. 
A site specific wildfire protection plan.
e. 
Types of projects that require review.
f. 
Documents required from developers.
g. 
Regulations relating to nonconforming lots, uses, structures, and signs.
h. 
Time phasing and sequence of development projects.
3. 
Pursuant to section 17.14.060 and other provisions of this title, a master plan is required for large industrial buildings of 450,000 square feet or more.
a. 
The purpose of the master plan for such industrial buildings is to ensure that the development does not impose significant burdens on city services and nearby businesses and residents, as well as to ensure that the development has adequate public services and infrastructure to accommodate the expected uses. In addition, the master planning process is expected to ensure that the proposed industrial development provides community benefits that may not otherwise be provided through strict application of the provisions of this title.
b. 
Upon recommendation by the city engineer and fire chief, a master plan may vary or waive the traffic standards identified in section 17.36.040 if the city council determines that doing so would not frustrate the underlying purpose of the subject standard(s) or cause a significant impact on public health, safety, or welfare.
4. 
Pursuant to section 17.14.060 and other provisions of this title, a master plan is required for Battery Energy Storage Facilities on sites 10 acres or greater in size.
The purpose of the master plan for such facilities is to ensure that the development does not impose significant burdens on city services and nearby properties, as well as to ensure that the development has adequate public services and infrastructure to accommodate the expected use. In addition, the master planning process is expected to ensure that the proposed battery energy storage facility provides community benefits that may not otherwise be provided through strict application of the provisions of this title.
D. 
Findings. A master plan shall not be adopted unless the following findings are made:
1. 
The proposed master plan is consistent with the goals, policies, and objectives of the general plan.
2. 
The proposed master plan meets the applicable requirements set forth in this title.
(Ord. No. 1000 § 4, 2022; Ord. No. 1031, 10/15/2024)
A. 
Purpose. The purpose of a specific plan is to provide a vehicle for implementing the city's general plan on an area-specific basis. The specific plan serves as a regulatory document, consistent with the general plan. In the event there is an inconsistency or conflict between an adopted specific plan and comparable provisions of this title, the specific plan shall prevail. This section describes the process for adopting and amending specific plans and approving subsequent development under a specific plan.
B. 
Requirements. All specific plans shall meet the following requirements:
1. 
Minimum size.
a. 
A Specific Plan Zone shall include a minimum area of 100 contiguous acres subject to unified planning, construction, and development by a person, corporation, or other entity; property owned by public utilities, local districts or local governments will not be counted toward the 100-acre minimum, but may be used as a connector of ownership or ensuring area is contiguous.
2. 
Site development regulations and performance standards.
a. 
The Specific Plan Zone and all uses therein shall be designed and developed in a manner compatible with and complementary to existing and potential development in the general vicinity of the zone. Site planning on the perimeter shall provide for the mutual protection of the zone and surrounding property from potential adverse influences.
b. 
There shall be no minimum area, width, or depth requirement for individual lots except as established by a development plan, a conditional use permit, or development review.
c. 
There shall be no minimum yard requirement for individual lots except as established by a development plan, a conditional use permit, or development review.
d. 
There shall be no minimum usable open space requirement for individual lots except as established by a development plan, a conditional use permit, or development review.
e. 
There shall be no maximum height or coverage requirement for individual lots except as established by a development plan, specific plan, community plan, conditional use permit, or development review.
f. 
The maximum number of dwelling units within a Specific Plan Zone shall not exceed the number of units indicated by the general plan for property within the zone designated for residential use by the general plan, provided that the distribution of units within the zone and the maximum or minimum residential density on any individual site or within designated portions of the zone shall be governed by the development plan, conditional use permit, or development review approval pursuant to the development plan.
g. 
All public streets within or abutting the development shall be dedicated and improved to city specifications for that particular classification of street. Private streets within the development shall be permanently reserved and maintained for their intended purpose by means acceptable to and enforceable by the city. Consideration of other forms of access, such as pedestrian ways, court, plazas, driveways, horse trails, bike trails, or open parking lots offered for dedication, may be made at the time of the development plan and text consideration as a means of meeting requirements for open space or park dedication requirements.
h. 
All development within a Specific Plan Zone shall relate harmoniously to the topography of the site; shall make suitable provision for the preservation of water courses, drainage areas, wooded areas, rough terrain, and similar natural features; and shall otherwise be so designed, inasmuch as possible, to use and retain natural features and amenities to the best advantage to the extent that public health, safety, or welfare is not compromised.
i. 
Mechanical and electrical equipment, including air conditioners, antennas, pumps, heating or cooling or ventilating equipment, exterior lighting, or similar equipment, shall be located and operated in a manner so as not to unreasonably disturb the peace, quiet, and comfort of neighboring residents. Excluding roof-mounted solar collector panels and decorative exterior lighting, all such equipment and devices shall be screened from view from any abutting street and shall not be located in a front yard.
j. 
All areas for storage of maintenance equipment and all service areas including refuse storage and collection facilities shall be enclosed by a fence, wall, or landscape screen.
k. 
All uses with a Specific Plan Zone shall provide off street parking and loading facilities pursuant to chapter 17.64 (Parking and Loading Standards).
l. 
There shall be a proposed means for assuring continuing existence, maintenance, and operation of the various common elements and facilities.
m. 
Additional site development regulations and performance standards applicable to individual uses or to designated portions of a Specific Plan Zone may be established by the development plan, conditional use permit, location and development plan, or development review approval pursuant to the development plan.
3. 
Development plan. The development plan to be submitted with an application for a Specific Plan Zone shall include the following:
a. 
A boundary survey map of the property and a calculation of the gross land area within the proposed zone. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property.
b. 
A topographic map and general grading concept plan with specific sections for sensitive areas, as determined by the planning director, for the property and adjacent land within 100 feet of the property, shown at contour intervals not to exceed two feet for natural slopes over one percent or less. For natural slopes over two percent, the contour interval shall not exceed five feet.
c. 
Maps and supporting tabulations showing the current general plan land use designation, the current zone classification, and the current land use within the proposed zone and on adjacent sites within 300 feet. The location of structures and other significant improvements shall be shown.
d. 
A land use plan identifying areas within the proposed zone and uses to be developed therein, supported by proposed or projected acreage, population, housing units, employment, and such related planning and development data as the planning director may require.
e. 
A development plan indicating the general phasing or anticipated schedule indicating the total phasing of the Specific Plan Zone and areas to be developed in phases and the anticipated time schedule for beginning of construction and for completion of each phase of development including a pro rata share of amenities, parks, and open space. This is a generalized schedule and may be adjusted according to market constraints as the community develops.
f. 
A circulation plan showing existing and proposed public and private streets, pedestrian ways, trails, and related transportation access or circulation features required to serve the proposed development. The circulation plan shall be supported by schematic designs of principal traffic and circulation improvements and such traffic engineering data as required by the planning director to demonstrate that existing and proposed facilities, both within and outside the zone, shall be adequate to serve land uses proposed by the development plan.
g. 
A preliminary report and overall plan describing anticipated requirements and proposed means of providing utility facilities and public services, including, but not limited to, storm drainage, sewage disposal, water supply, wildfire protection, parks and recreation, and school facilities.
h. 
An accompanying development plan text setting forth the basic land use regulations, site development regulations, and performance standards designed to govern each use area identified by the land use plan. The text need not incorporate the same level of detail as found in the regulations for base zones, but shall be as comprehensive as necessary to establish basic provisions and regulations which shall govern subsequent approval of specific tracts or developments within the Zone. The text shall include, but not be limited to, the following provisions:
i. 
A listing of allowable uses within each use area including such qualifying descriptions or definitions and requirements for conditional use permits as may be applicable.
ii. 
Maximum and minimum regulations, as appropriate, governing residential density, site coverage, lot size and dimensions, yard requirements, usable open space, landscaping, and performance standards.
iii. 
Required yards, landscaping, or other site development regulations to be applicable adjacent to other zones at the perimeter of the Specific Plan Zone.
iv. 
Supplemental illustrations, as required, establishing the basic community architectural character, environmental character, and environmental design qualities to be attained throughout the Specific Plan Zone and within particular portions of the zone.
v. 
Such other information, such as a topographic model in areas of excessive slope, as may be required by the planning director, the planning commission, or the city council to permit complete analysis and appraisal of the development and to facilitate adoption of the Specific Plan Zone and the development plan by the city council.
C. 
Review process.
1. 
Pre-application procedure. Prior to submitting an application for a Specific Plan Zone, the applicant or prospective developer should hold preliminary consultations with the planning director and other city officials to obtain information and guidance before entering into binding commitments incurring substantial expense in the preparation of plans, surveys and other data. Such preliminary consultations should be relative to a conceptual development plan, which includes, but is not limited to, the following:
a. 
Proposed land uses to be developed within the zone.
b. 
Development concepts to be employed.
c. 
Schematic maps, illustrative material, and narrative sufficient to describe the general relationships between land uses and the intended design character and scale of principal features.
d. 
A preliminary time schedule for development including quantitative data, such as population, housing units, land use acreage, and other data sufficient to illustrate phasing of development and potential impact on public service requirements.
2. 
Following initial preliminary consultations pursuant to this section, the planning director may require submission of a competently prepared housing market analysis demonstrating the need for housing by price range and number of dwelling units. Such analysis may be requested as a part of the pre-application review procedure, may be made a requirement for submission of an application for a Specific Plan Zone, or may be requested as part of the environmental assessment or environmental impact report.
3. 
Following initial preliminary consultations pursuant to this section, the planning director may require submission of a competently prepared commercial market analysis for any proposed shopping center of major commercial or mixed uses showing the need for such uses in the location requested and the inadequacy of existing zone sites to meet this need. The market analysis shall include, but not be limited to, the following:
a. 
Determination of potential trade area.
b. 
Estimates of existing and future population of the trade area.
c. 
Determination of existing and potential effective buying power in the trade area.
d. 
Determination of the net potential customer buying power for the proposed commercial or mixed use development. Such analysis may be requested as a part of the pre-application review procedure or may be made a requirement for submission of an application for a planned community district or may be requested as part of the environmental assessment or environmental impact report.
4. 
Following initial preliminary consultation in compliance with this section, the planning director may require presentation of the conceptual development plan to the planning commission. Such presentation shall be for information purposes only and shall be in addition to subsequent public review requirements pursuant to an application for a Specific Plan Zone and submission of development plan.
5. 
The designated approving authority for a Specific Plan is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which recommendation shall include the reasons for the recommendation and the relationship of the proposal to the general plan. The city council approves by ordinance or denies the Specific Plan in accordance with the requirements of this title.
6. 
An amendment to a development plan text and map may be initiated by the planning commission or the city council, or may be initiated by the original applicant for the Specific Plan District or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the Specific Plan zone.
D. 
Findings. Specific Plans, and any amendment thereto, shall be approved only when the city council makes all of the following findings:
1. 
The proposed Specific Plan is consistent with the general plan goals, policies, and implementation programs.
2. 
The land use and development regulations within the Specific Plan are comparable in breadth and depth to similar zoning regulations contained in this title.
3. 
The administration and permit processes within the Specific Plan are consistent with the administration and permit processes of the zoning code.
(Ord. No. 1000 § 4, 2022)
A. 
Purpose. The purpose of a Development Code/zoning map amendment is to allow modification to any provisions of this title (including adoption of new regulations or deletion of existing regulations), or to rezone or change the zoning designation on the zoning map for any parcel(s). This section is consistent with Government Code § 65853.
B. 
Review process.
1. 
A Development Code/zoning map amendment may be initiated by the planning commission or the city council, by application of property owner(s) of parcel(s) to be affected by the Development Code/zoning map amendment, or by recommendation of the planning director.
2. 
The designated approving authority for a Development Code/zoning map amendment is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which shall include the reasons for the recommendation and the relationship of the proposal to the general plan and any specific plans. The city council approves by ordinance or denies the zoning code/map amendment in accordance with the requirements of this title.
C. 
Findings. Development code/zoning map amendments may be approved only when the city council finds that the Development Code/zoning map amendment is consistent with the general plan goals, policies, and implementation programs.
(Ord. No. 1000 § 4, 2022)
A. 
Purpose. The purpose of prezoning is to establish the designation of land uses for unincorporated property adjoining the city, within the sphere of influence, prior to annexation.
B. 
Review process. The method of accomplishing prezoning shall be the same as for zoning amendment as provided in section 17.22.040 (Development Code/zoning map amendment). Such zoning shall become effective at the time annexation becomes effective. Upon passage of an ordinance establishing the applicable pre-zone designation for property outside the city, the zoning map shall be revised to show the potential or "pre-zone" classification to become effective upon annexation, and shall identify each zone or zones applicable to such property with the label of "PRE ZONE" in addition to such other map designation as may be applicable.
(Ord. No. 1000 § 4, 2022)
A. 
Purpose. This section establishes procedures and requirements for the review and approval of development agreements in compliance with the provisions of Government Code §§ 65864 through 65869.5. The city council finds and declares the use of development agreements is beneficial to the public, in that:
1. 
Development agreements increase the certainty in the approval of development projects, thereby preventing the waste of resources, reducing the cost of development to the consumer, and encouraging investment in and commitment to comprehensive planning, all leading to the maximum efficient utilization of resources at the least economic cost to the public.
2. 
Development agreements provide assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, thereby strengthening the public planning process, encouraging private participation in comprehensive planning, and reducing the economic costs of development.
3. 
Development agreements enable the city to plan for and finance public facilities, including, but not limited to, streets, sewerage, transportation, drinking water, school, and utility facilities, thereby removing a serious impediment to the development of new housing.
B. 
Applicability. Only a person who has legal or equitable interest in the subject property which is the subject of the development agreement (or his or her authorized agent), may submit an application for a development agreement.
C. 
Review process. The designated approving authority for development agreements is the city council, which shall hold a public hearing prior to taking action. The planning commission shall hold a public hearing on the proposed development agreement and make a recommendation to the city council. The city council approves by ordinance or denies the development agreement in accordance with the requirements of this title.
D. 
Findings. A development agreement may only be granted when the city council makes all of the following findings specifying that the development agreement:
1. 
Is consistent with the objectives, policies, and general land uses specified in the general plan and any applicable specific plans.
2. 
Is compatible and in conformity with public convenience, general welfare, and good land use and zoning practice.
3. 
Will not be detrimental to the health, safety, and general welfare of the city.
4. 
Will not adversely affect the orderly development of property or the preservation of property values.
E. 
Amendment and cancellation of agreement. Any party to the agreement may propose an amendment to or cancellation in whole or part of the development agreement, the procedure for which is the same as the procedure for entering into the agreement initially. Notice of intention to amend or cancel any portion of the development agreement shall be given as provided in chapter 17.14 (General Application Processing Procedures).
F. 
Recordation. Within ten days after the city enters into the development agreement or any amendment thereof, the city clerk shall cause the agreement or amendment to be recorded with the county recorder. Additionally, the city clerk shall be the official custodian of the development agreement file. Said file shall include an executed copy of the agreement and the originals of all exhibits, reports of periodic review, amendments, and/or cancellations to the development agreement.
G. 
Periodic review. The planning director may, from time to time, review the development agreement and provide a written report to the city council. The burden of proof is on the applicant to provide necessary information verifying good faith compliance with the terms of the development agreement. The applicant shall also bear the cost of such review in accordance with the fee established by city council resolution. If the planning director finds that any aspect of the development project is not in good faith compliance with the terms of the development agreement, the planning director may schedule the matter before the appropriate approving authority for review for possible amendment or revocation.
(Ord. No. 1000 § 4, 2022)
A. 
Purpose. The purpose of a general plan amendment is to allow for modifications to the general plan text (e.g., goals, policies, or implementation programs) or to change the general plan land use designation on any parcel(s).
B. 
Review process. The designated approving authority for general plan amendments is the city council, which shall hold a public hearing prior to taking action. The planning commission shall hold a public hearing and provide a recommendation. The city council approves by resolution or denies the general plan amendment in accordance with the requirements of this title.
C. 
Frequency of amendment. Pursuant to Government Code § 65358, no mandatory element of the general plan may be amended more frequently than four times during any calendar year. Subject to that limitation, an amendment may be made at any time and may include more than one change to the general plan.
D. 
Initiation of amendment. A general plan amendment may be initiated by the planning commission or the city council, by application of property owner(s) of parcel(s) to be affected by the general plan amendment, or by recommendation of the planning director to clarify text, address changes mandated by state law, maintain internal general plan consistency, address boundary adjustments affecting land use designation(s), or for any other reason beneficial to the city.
E. 
Findings. The city council may approve a general plan amendment upon finding that the amendment is in the public interest and that the general plan as amended will remain internally consistent. In the event that a general plan amendment is requested by a private property owner, the applicant shall demonstrate to the city council that there is a substantial public benefit to be derived from such amendment and how the proposed amendment furthers the goals of the general plan.
(Ord. No. 1000 § 4, 2022)