Purpose. This chapter establishes the process for the preparation,
adoption, and amendment of a specific plan. The specific plan provides
a tool for the development of more specific land use, infrastructure,
and/or design or development standards for properties requiring special
treatment or consideration. The specific plan is a policy and regulatory
tool for implementation of the goals and policies of the Santee General
Plan.
(Ord. 580 § 3, 2020)
The provisions of this chapter shall apply to the preparation,
review, and adoption of all specific plans prepared for all real property
within the City. The standards of this chapter, and eligibility for
a specific plan, shall only apply to projects composed of a minimum
of five acres of contiguous property. Any project of less than five
acres shall not be eligible for a specific plan.
(Ord. 580 § 3, 2020)
The SP—Specific Plan District requires the preparation
of a specific plan for future development of an area within the City.
State law authorizes cities to prepare and adopt specific plans for
the systematic implementation of the General Plan for all or part
of the area covered by the General Plan (California
Government Code
Section 65450). This district is intended for select properties within
the City where a variety of development opportunities may be viable
and where the City wishes to encourage innovative and very high-quality
development. Specific plans shall contain planning policies and regulations,
and may combine zoning regulations, capital improvement programs,
detailed development regulations, and other regulatory requirements
into one document, which are designed to meet the unique needs of
a specific area. Specific plans shall provide a fiscal assessment,
identification of required public improvements, public improvement
and development phasing, financing plans and a development agreement.
(Ord. 580 § 3, 2020)
A. Applicant-Generated.
The preparation of a specific plan, and concurrent zoning and/or General
Plan amendment(s), may be started by an applicant or property owner.
The use of a specific plan is appropriate where site-specific regulation
beyond the scope of this title would be beneficial based upon features
or unique characteristics of the property, such as innovative development
in the form of buildings, construction, design, or use combinations.
B. General
Plan Consistency. All uses shall be consistent with the intent of
the Santee General Plan and this title. Any specific plan proposal
shall include a statement of the relationship of the specific plan
to the General Plan.
C. Regulating
Document. A specific plan may either supplement or supersede land
use regulations of this title, including all previously adopted ordinances,
standards, and guidelines. Upon adoption of a specific plan and requisite
zoning/General Plan amendments, the specific plan shall replace and
take precedence over the zoning regulations of this title for the
subject property. Where the regulations of a specific plan are silent,
the zoning code regulations and all adopted ordinances, regulations,
standards, and guidelines of the City shall apply, as deemed appropriate
by the Director.
D. Specific
plans shall contain planning policies and regulations, and may combine
zoning regulations and other regulatory requirements into one document.
Specific plans shall provide a fiscal assessment, identification of
required public improvements, public improvement and development phasing,
financing plans and a development agreement.
(Ord. 580 § 3, 2020; Ord. 611 § 2, 2023)
A specific plan shall provide regulations and design standards
governing the minimum and maximum development parameters of all real
property within the identified specific plan area. A specific plan
shall include a statement of its relationship and consistency with
the General Plan, and compliance with Article 8 of Chapter 3 of the
California
Government Code, commencing with Section 65450, and as
may be amended by the State. The City maintains full authority and
discretion to determine how a specific plan will be prepared. At minimum,
a specific plan shall address the following:
A. Purpose.
State the relationship to the goals and policies of the General Plan.
B. Setting.
State the existing and regional setting to establish the conditions
and reasons for the project.
C. Proposed
Land Uses. Establish the distribution, type, definitions of, and regulations
for all proposed land uses.
D. Development
Standards. Establish all regulating policies, including all the following
standards for all building types:
1. Building
height, setbacks, massing, and design standards;
2. Lot
area, width, and depth;
3. Maximum
number of dwelling units and the maximum residential density of the
specific plan area and designated land uses consistent with the General
Plan;
4. Usable
open space provisions and requirements within the development;
5. Off-street
parking and loading facilities;
6. Architectural
and site planning design and development standards, which may include
design themes or similar architectural treatments to control future
construction of buildings on parcels covered by the adopted plan;
and
7. Signage
requirements, if different from the standards of this title, to be
addressed by a unique sign program codified in the specific plan.
E. Site
Planning. Establish a comprehensive map of all streets, open spaces,
private and public property, and land uses for all affected properties,
consistent with the intent of the General Plan and this title.
1. Provide
site planning at the perimeter of the area boundaries for the mutual
protection of the specific plan and the surrounding properties.
2. Site
orientation to use available solar, wind, and natural setting benefits
of the site, and to retain natural features and amenities found on
site.
3. Provide
landscape architectural concept plans and standards, including project
entries, streetscapes, fencing details, lighting, signage, and street
furniture.
F. Infrastructure.
Identify the proposed distribution, extent, intensity, and location
of major components of public and private circulation/transportation,
drainage, energy, sewers, solid waste disposal, water, and other essential
facilities proposed.
1. Include
physical and fiscal plans for the construction, improvement, or extension
of transportation facilities, public utilities, and all other public
facilities/services required to serve the specific plan area.
2. All
public rights-of-way within or abutting the development shall remain
within applicable City specifications unless authorized by the Director.
3. Include
layout and design of private streets and alleys; such private facilities
shall be privately owned and maintained without public cost and maintenance
responsibility for their intended purpose.
4. Consideration
of other forms of access, such as pedestrian ways, paseos, courts,
plazas, driveways, trails, or open public parking areas may be made
at the time of specific plan consideration by the City.
G. Maintenance.
Provisions ensuring the continued maintenance of private property,
grounds, and all common areas.
H. Phasing.
Development phasing for the full life of the project and anticipated
schedule, including start date and completion of each construction
phase.
I. Text
and Graphics. A textual document incorporating graphics, including
an executive summary and any additional information identified by
the Director as pertinent to conveying the development intent, standards,
and outcomes of the specific plan.
(Ord. 580 § 3, 2020; Ord. 611 § 2, 2023)
A specific plan, which qualifies as a project under the California
Environmental Quality Act (CEQA), shall be subject to environmental
review in accordance with CEQA and City of Santee environmental review
application requirements.
(Ord. 580 § 3, 2020)
A specific plan may be amended in the same manner as a zoning amendment, as provided by Section
13.04.050 for a change of district boundaries or for a change in the regulations applicable within a district.
(Ord. 580 § 3, 2020)