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;
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)
