The purpose of this chapter is to establish criteria, standards and procedures for the preparation, processing, adoption and amendment of Specific Plans. Specific Plans provide a mechanism for the classification and regulation of land use and development with specific project boundaries that are consistent with and implement the goals and objectives of the General Plan. Unless otherwise specified within the Specific Plan itself, it is intended that the Specific Plan will replace the base zoning district, and that the use regulations and development standards contained in the Specific Plan will take precedence over this Ordinance, where applicable. Where the Specific Plan is silent, the Ordinance’s standard for the zoning district which most closely resembles the subject specific plan’s land use designation shall apply.
(Ord. 1432 § 2, 2010)
The adoption and implementation of a specific plan by the City of South San Francisco is authorized by the following:
A. 
Title 7, Division 1, Chapter 3, Article 8 of the California Government Code (Sections 65450 through 65453). Pursuant to these provisions, the Planning Commission may, or shall if so directed by the City Council, prepare specific plans based on the general plan and drafts of such regulations, programs and legislation as may, in the judgment of the Planning Commission, be required for the systematic execution of the general plan. Such a specific plan shall include all detailed regulations, conditions, programs and proposed legislation which shall be necessary or convenient for the systematic implementation of each element of the general plan;
B. 
Title 7, Division 1, Chapter 3, Article 9 of the California Government Code (Sections 65500 through 65507). These provisions set forth the procedure for adoption of specific plans;
C. 
Title 7, Division 1, Chapter 3, Article 10 of the California Government Code (Sections 65550 through 65553). Pursuant to these provisions, the City Council may establish administrative rules and procedures for the application and enforcement of specific plans and pursuant to which the City Council may delegate administrative functions, powers and duties to and create such administrative agencies or boards of review as may be necessary or desirable to administer a specific plan;
D. 
Division 24, Part 1, Chapter 3, Article 3 of the California Health and Safety Code (Section 33220). These provisions relate to the authorized methods to be used by public bodies to aid and cooperate with redevelopment projects located within the area in which they are authorized to act.
(Ord. 1432 § 2, 2010)
The procedures of this chapter apply to all proposals for the adoption or amendment of a Specific Plan.
(Ord. 1432 § 2, 2010)
A Specific Plan may be initiated by:
A. 
Any qualified applicant identified in Section 20.450.002 (“Application Forms and Fees”);
B. 
A motion of the City Council or Planning Commission;
C. 
A verified petition of at least 10 percent of the registered voters of the City; or
D. 
A person who has entered into a valid and enforceable agreement with the former Redevelopment Agency for the possible assembly of the property affected by the proposed Specific Plan.
(Ord. 1432 § 2, 2010; Ord. 1469 § 1, 2013)
A. 
Application. A qualified applicant shall submit an application for a Specific Plan on a form prescribed by the Planning Division accompanied by the required fee. The Planning Division may require an applicant to submit such additional information and supporting data as considered necessary to process the application.
B. 
Coordination with Other Applications. The Chief Planner may allow any necessary applications for Specific Plans, amendments to zoning regulations or for any other approval under the requirements of this Zoning Ordinance or Title 19 (“Subdivisions”) of the South San Francisco Municipal Code, to be processed simultaneously.
(Ord. 1432 § 2, 2010)
A minimum plan area of five acres, as a separate parcel or in combination of adjoining parcels, is required for the filing of a Specific Plan application; however, the Planning Commission may allow the filing of a Specific Plan application for a smaller area consistent with the purpose of this chapter and State law.
(Ord. 1432 § 2, 2010)
A Specific Plan may include, but not be limited to, a text and diagram(s) that specify all of the following in detail:
A. 
The distribution, location and extent of individual land uses, including open space, within the area covered by the plan;
B. 
The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, parks 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. 
Standards 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, financing measures and a statement of consistency with any existing master/capital improvements plan necessary to carry out subsections A, B and C listed above; and
E. 
A statement of relationship of the Specific Plan to the General Plan, including a statement of how the Specific Plan implements the goals and policies of the General Plan.
(Ord. 1432 § 2, 2010)
The Specific Plan shall describe the basic land use regulations and development, design, and performance standards that govern each use identified by the Specific Plan. These regulations and standards may include, but not be limited to the following:
A. 
A listing of allowable uses within each land use designation and applicable definitions, use classifications, supplemental standards, and requirements for discretionary entitlement application and other permits;
B. 
Standards governing residential density, site coverage, lot size and dimensions, yard requirements, usable open space, landscaping and related performance standards;
C. 
Site development regulations consistent with those of adjacent zoning districts, which apply at the perimeter of the Specific Plan area;
D. 
Supplemental illustrations establishing the basic architectural and environmental character to be attained throughout the Specific Plan;
E. 
Standards and guidelines for the architectural, landscaping, streetscape and other urban design features for development within the Specific Plan. Streetscape design shall include, but not be limited to, plant palette, landscaped lots and medians, fence and wall material and placement, lighting, street furniture and equipment screening; and
F. 
For hillside development areas, which are land having natural slope areas, prior to grading of 15 percent or more on which development is proposed, hillside development standards shall be included in the Specific Plan that address measures to minimize grading impacts, erosion control landscaping, modified street standards, drainage structures compatible with the land form, fencing details, and maximum height or percent of slope in yard areas.
(Ord. 1432 § 2, 2010)
A. 
Staff Report. The Chief Planner shall prepare a report and recommendation to the Commission on the application for a Specific Plan. The report shall include, but is not limited to, a discussion of how the proposed Specific Plan complies with the purposes of this chapter, a determination as to whether the proposed amendment will require amendment to other plans that the City Council has adopted, and an environmental assessment prepared in compliance with the California Environmental Quality Act.
B. 
Scheduling. The Chief Planner shall schedule the application for hearing by the Planning Commission.
C. 
Public Notice. At least 10 days before the date of the public hearing, the Planning Division shall provide notice consistent with Chapter 20.450 (“Common Procedures”). Notice of the hearing also shall be mailed or delivered at least 10 days prior to the hearing to the South San Francisco School District and any other local agency expected to provide essential facilities or services to the property that is the subject of the proposed Specific Plan.
(Ord. 1432 § 2, 2010; Ord. 1469 § 1, 2013)
A. 
Planning Commission Hearing. The Planning Commission shall conduct a public hearing in conformance with Chapter 20.450 (“Common Procedures”).
B. 
Recommendation to Council. Following the public hearing, the Planning Commission shall make a recommendation on the proposed Specific Plan and the environmental determination to the City Council. In formulating a recommendation, the Commission shall consider the extent to which the proposed amendment meets the purposes of this chapter, the compatibility of the proposed amendment with the General Plan, and any changes to the Specific Plan that the Commission deems necessary to comply with other adopted Plans and ordinances or to reduce environmental impacts.
(Ord. 1432 § 2, 2010)
A. 
After receiving the report from the Planning Commission, the City Council shall conduct a duly-noticed public hearing. The notice shall include a summary of the Planning Commission recommendation. If the Planning Commission has recommended against the adoption of such Specific Plan, the City Council is not required to take any further action unless an interested party files a written request for a hearing with the City Clerk within 15 days after the Planning Commission action.
B. 
After the conclusion of the hearing, the City Council may approve, modify or deny the proposed Specific Plan. If the Council proposes any substantial modification not previously considered by the Planning Commission during its hearings, the proposed modification shall first be referred back to the Planning Commission for its recommendation, but the Planning Commission shall not be required to hold a public hearing thereon. The failure of the Planning Commission to report within 40 days after the referral, shall be deemed a recommendation to approve and the amendment shall be returned to Council for adoption.
(Ord. 1432 § 2, 2010)
The Planning Commission shall not recommend and the City Council shall not adopt a Specific Plan unless the following findings are made:
A. 
The Specific Plan implements and is consistent with the General Plan;
B. 
The Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
C. 
The Specific Plan area is physically suitable for the proposed land use designation(s) and the anticipated development; and
D. 
The proposed development will be superior to development otherwise allowed under conventional zoning classifications.
(Ord. 1432 § 2, 2010; Ord. 1469 § 1, 2013)
A Specific Plan may be amended to change the text or land use designation in the same manner as was adopted. Amendment of a Specific Plan is subject to the same findings as prescribed for the initial approval.
(Ord. 1432 § 2, 2010; Ord. 1469 § 1, 2013)
A specific plan may be implemented through precise plans, which set forth in detail development criteria for proposed structures and related improvements and their arrangements on individual parcels; parcel maps, design review, and sign permits.
No discretionary entitlement applications or other permits may be approved, adopted or amended within an area covered by a Specific Plan, unless found to be consistent with the adopted Specific Plan.
(Ord. 1432 § 2, 2010; Ord. 1469 § 1, 2013)