This Section provides procedures for preparing, processing, reviewing, adopting, and amending a Specific Plan. A Specific Plan can be used to systematically implement the General Plan for any part of the City.
(Ord. 2456 § 2, 2010)
A Specific Plan may be initiated in either of the following manners:
A.
City. By a Resolution of Intention adopted by the Council.
B.
Property Owner. By an application in compliance with Chapter 17.500, Applications, Processing and Fees. For Specific Plans proposed by private property owners, the project area may be 1 parcel under single ownership or a combination of adjoining parcels subject to a unified planning concept with the full written concurrence of all applicable property owners.
(Ord. 2456 § 2, 2010)
The initiator shall prepare a draft Specific Plan for review by the City, which includes detailed information in the form of text and diagrams, organized in compliance with an outline furnished by the Division and State law (California Government Code Section 65451). The following information shall be provided:
A.
Proposed Land Uses. The distribution, location, and extent of land uses proposed within the area covered by the Specific Plan, including open space areas.
B.
Infrastructure. The proposed distribution, location, extent, and intensity of major components of public and private drainage, energy, sewage, solid waste disposal, circulation, transportation, water, and other essential facilities proposed within the Specific Plan area and needed to support the proposed land uses.
C.
Land Use and Development Standards. Standards, criteria, and guidelines by which development would proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
D.
Implementation Measures. A program of implementation measures, including regulations, programs, public works projects, and financing measures necessary to carry out the proposed land uses, infrastructure, and development and conservation standards and criteria.
E.
Relationship to General Plan. A discussion of the relationship of the Specific Plan to the objectives, policies, general land uses, and programs of the General Plan.
F.
Design Standards and Guidelines. Standards and guidelines for proposed structures and public street features within the boundaries of the Specific Plan area.
G.
Additional Information. The Specific Plan shall contain any additional information determined to be necessary by the Director based on the characteristics of the area to be covered by the plan, applicable policies of the General Plan, or any other issue(s) determined by the Director to be significant.
(Ord. 2456 § 2, 2010)
A.
Filing and Initial Processing. A draft Specific Plan proposed by a property owner shall be filed with the Division and shall be accompanied by the fee required by the City Council Fee Resolution. A draft plan proposed by an applicant or prepared by the City shall then be processed in the same manner as required for General Plans by State law (California Government Code Sections 65350 et seq.), and as provided by this Section.
B.
Division Evaluation. After the receipt of a draft Specific Plan, the Division shall conduct an initial review in compliance with Section 17.500.025, Initial Application Review, to determine whether it complies with the provisions of this Section. If the draft plan is not in compliance, it shall be returned to the applicant with a written explanation of why it does not comply, and with suggested revisions to ensure compliance. When a draft plan is returned by the applicant to the Division and the Division determines it is complete and in compliance with this Section, the plan shall be deemed to be accepted for processing.
C.
Environmental Review. The draft Specific Plan shall be subject to environmental review in compliance with CEQA and the City's CEQA Guidelines.
D.
Public Hearings. A proposed Specific Plan shall be subject to public hearings before both Commission and Council before its adoption, as follows:
1.
Commission. The hearing shall receive public notice and be conducted in compliance with Chapter 17.630, Public Hearings and Administrative Review. After the hearing, the Commission shall forward a written recommendation, with appropriate findings to the Council, in compliance with Section 17.560.055.D.2.
2.
Council. Following the hearing at which the Commission makes a recommendation, a public hearing on the Specific Plan shall be scheduled. The hearing shall be noticed and conducted in compliance with Chapter 17.630, Public Hearings and Administrative Review. After the hearing, the Council may adopt the Specific Plan, may deny the plan, or may adopt the plan with changes, with appropriate findings, provided that any substantial modifications to the plan that were not considered by the Commission shall be referred to the Commission for its recommendation, in compliance with State law (California Government Code Section 65356). Failure of the Commission to report within the time period set by the Council shall be deemed a recommendation for the approval of the changes.
E.
Conformance with the General Plan. The Council shall adopt a Specific Plan only if it finds that the proposed plan is consistent with the objectives, policies, general land uses, and programs of the General Plan and other adopted goals and policies of the City.
(Ord. 2456 § 2, 2010)
A.
Development within Specific Plan Area. After the adoption of a Specific Plan, subsequent projects to implement the Specific Plan may be approved or adopted within an area covered by a Specific Plan only if first found consistent with the Specific Plan. The Council may impose a Specific Plan fee surcharge on development permits within the Specific Plan area, in compliance with State law (California Government Code Section 65456).
C.
Modifications. Development standards identified in an adopted Specific Plan may be modified only as specified in the Specific Plan and in compliance with State law.
(Ord. 2456 § 2, 2010)