Chapter 19.17 — SP SPECIFIC PLAN DISTRICT

(A) Purpose. This chapter is intended to provide for the systematic implementation of general plan goals and policies for particular areas of the city that require a more comprehensive and intensive evaluation and planning effort due to their large size, the need to master plan infrastructure, and their unique environmental settings and viewsheds.

(B) Intent. A specific plan prepared in accordance with the standards set forth in this chapter is intended to serve 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 regulations of this title, the specific plan shall prevail.

(Ord. 2001-02 § 1, 2001.)

Specific plans are authorized by. California Government Code Section 65450 et seq., which specifies minimum contents and provides for fees and an additional environmental review procedure.

(Ord. 2001-02 § 1, 2001.)

No building or grading permit, land division or other entitlement shall be granted within a specific plan district prior to the adoption of a specific plan. However, the provisions of this chapter shall not apply to any valid tentative map, conditional use permit or other entitlement approved or in effect prior to the effective date of this chapter.

(Ord. 2001-02 § 1, 2001.)

Land uses in a specific plan district shall conform to the densities or intensities permitted by the area's applicable general plan land use designation(s).

(Ord. 2001-02 § 1, 2001.)

Prior to adoption of a specific plan, an area in a specific plan zoning district shall be designated as "SP" in a manner identical to that of any other zoning district. Following adoption of a specific plan for the area, a number shall be added to the designation that corresponds to its specific plan.

(Ord. 2001-02 § 1, 2001.)

• (A) Application.

(1) Application for a specific plan shall be filed with the community development department on forms prescribed by the planning commission, along with any plans, maps, or additional information required by the community development director. The application shall include, in part, a description of the proposed land use pattern, circulation and other improvements, phasing, requested modifications to development standards, financing of infrastructure improvements, and all other information required by state law for specific plans.

(2) The text and diagrams of the proposed specific plan shall be organized in a manner that clearly states the goals of the specific plan and sets forth regulations in a format readily usable by both professionals and lay persons who may have a role in implementing the specific plan.

(B) Preparation. Specific plans shall be prepared by the affected property owners in close cooperation with the city. Where property owners are unable or unwilling to prepare such specific plans, the city may prepare the specific plans in close cooperation with the affected property owners. The

city's costs of preparing or reviewing and adopting the specific plans and related environmental documents shall be recovered from the property owners benefiting by the specific plan, as provided for by state law.

(Ord. 2001-02 § 1, 2001.)

(A) Approval Authority. An application for a specific plan shall be reviewed and approved, conditionally-approved, or denied by the city council in accordance with the procedures set forth in Chapter 19.40, Review and Approval Procedures, following planning commission review and recommendations.

(B) Concurrent Processing. Where an application for a specific plan is concurrently filed with an application for a zoning map amendment or other entitlements that may be feasibly processed together, all public hearings may be held concurrently.

(C) Ordinance Amendment. Simultaneous with the approval of a specific plan by the city council, the specific plan shall be made a part of this title through assignment of a specific plan number and amending the zoning map accordingly.

(D) Subsequent Amendment. A specific plan may be amended as necessary, under the same procedure as adoption of a specific plan. The specific plan text shall contain provisions for processing major and minor modifications.

(Ord. 2001-02 § 1, 2001.)

Prior to approving a specific plan, the following findings supported by adequate evidence shall be made by the city council:

(A) The distribution, location and extent of land uses, including open space, as depicted in the specific plan is consistent with the general plan.

(B) The specific plan provides for public infrastructure and services needed to support the land uses described in the plan, including adequate distribution, location, extent and intensity of transportation, sewage, water, drainage, solid waste disposal, energy, parks, community facilities and other essential facilities.

(C) The standards and development criteria, including requirements for resource utilization, will ensure that development proceeds in an orderly fashion and maintains a high level of quality.

(D) The specific plan contains implementation measures, including financing programs, to ensure that development is supported by adequate infrastructure as it occurs.

(E) The site is suitable for the type and intensity of development proposed.

(F) The flexibility in development standards afforded by the specific plan process has resulted in a project providing more superior design and amenities than would occur under more traditional zoning practices, and the project provides clear and substantial benefit to the city.

(Ord. 2001-02 § 1, 2001.)

Cross References Section 19.17.090(A)

(A) A specific plan may include such terms and conditions deemed appropriate or necessary by the city council to make the findings specified in Section 19.17.080. The specific plan adoption resolution may link its adoption to other entitlements or programs, such as subdivision or parcel maps, area facilities plans, design guidelines, monitoring programs, and financing mechanisms.

(B) A specific plan or its conditions of approvals may be subsequently modified per Chapter 19.45, Minor and Major Modifications.

(Ord. 2001-02 § 1, 2001.)