Article 4 — Master Plan Overlay District

(a)

The specific purposes of the Master Plan Overlay District is to:

(1)

Ensure the orderly planning for the development of large, unsubdivided areas of the City, consistent with its General Plan;

(2)

Maintain an environmental equilibrium consistent with existing vegetation, soils, geology, topography, and drainage patterns;

(3)

Avoid premature or inappropriate development that would result in incompatible uses or create public service demands exceeding the capacity of existing or planned facilities;

(4)

Encourage sensitive site planning and design; and

(5)

Ensure the provision of utilities, parks, roadways and other public facilities.

The Master Plan Overlay District (-MP) may be combined with an underlying Zoning District and may be applied to an area of at least twenty (20) acres or more. Each Master Plan Overlay District shall be shown on the Zoning Map by adding an "-MP" designator to the underlying Zoning District designation. A Master Plan is required for all development within the Master Plan Overlay District.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

The land use regulations of the Master Plan Overlay District shall be those of the underlying Zoning District, together with any other overlay district with which the Master Plan Overlay District is combined with, unless modified by a Master Plan.

(b)

All land use regulations shall be consistent with the General Plan Land Use designations established for land within the Master Plan Overlay District area.

(c)

No new uses or conditional uses may be approved unless a Master Plan is first approved.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

The Planning Commission may recommend and the City Council may approve lots smaller than those required by the underlying Zoning District, but shall not approve residential types or densities that deviate from those permitted by the General Plan and underlying Zoning District. Density bonus provisions shall apply.

(b)

All development regulations of the Master Plan Overlay District shall be those of the underlying Zoning District, together with any other overlay district with which the Master Plan Overlay District is combined with, unless modified by a Master Plan.

(c)

Notwithstanding clause (2) above, the provisions of any Airport Master Plan Area and Floor Hazard Overlay shall take precedence over the provisions of any other Overlay District and underlying Zoning District.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

The application for a Master Plan may be initiated by the City Council, Planning Commission, or petition of a qualified applicant or group of applicants, as described in Section 9-6.903, Initiation of Amendments.

(b)

If the property is not under a single ownership, all owners shall join the application, and a map showing the extent of ownership shall be submitted with the application.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Each Master Plan for a specific area of land must include a land use and circulation system concept that is consistent with the goals and policies of the General Plan, compatible with the environment, and capable of being served by existing and planned public facilities and utilities.

(b)

The following plans and materials must be submitted. The Community Development Director or his or her designee may require the submission of additional items considered necessary:

(1)

A map showing proposed Master Plan boundaries and the relationship of the area to uses and structures within a 300-foot radius of the plan area boundaries;

(2)

A map of the Master Plan area showing sufficient topographical data to indicate clearly the character of the terrain, and the type, location, and condition of mature trees and other natural vegetation;

(3)

A site plan indicating the existing and proposed uses, gross floor area, lot coverage, height, parking and density, and a circulation plan;

(4)

Architectural plans indicating exterior elevations, floor plans, colors, material of buildings and structures;

(5)

Preliminary development schedule indicating sequence and timing of development;

(6)

A fiscal impact analysis shall be conducted for proposed Master Plans. The fiscal impact analysis must:

a.

Estimate the population generated by the development, including any new residents, school-age children, and employees;

b.

Analyze the resulting public service costs required to serve this population, including the provision of water, sewer connections, roads, schools, and emergency services;

c.

Project the tax and other local revenues generated by the Master Plan;

d.

Compare development-induced costs to projected revenues, and address any shortfall.

(7)

Guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, and landscape concepts;

(8)

On slopes over ten (10) percent, single-line sections showing the relationship of the building to the topography; and

(9)

All flood zone designations for the property.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

The application for the approval of a Master Plan is processed as a Zoning Map Amendment per Section 9- 6.904, Application of Property Owner.

(b)

In addition to findings required by Section 9-6.904, Application of Property Owner, the Planning Commission and the City Council shall find that the proposed Master Plan:

(1)

Conforms to the General Plan;

(2)

Generally complies with the land use and development regulations of the underlying Zoning District and does not significantly alter the regulations; and

(3)

Can be adequately, reasonably and conveniently served by public services, utilities and public facilities.

(4)

Based on the fiscal impact analysis, will bring substantial tax and revenue benefits to the City of Coalinga that outweigh the public service costs required to serve the Master Plan area.

(c)

Adopted Master Plans shall be indicated on the zoning map by adding a number to the "-MP" designator based on order of adoption, and reference to the Ordinance approving the plan.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Procedures for an amendment to an adopted Master Plan shall be initiated in the same manner as an application for a zoning map amendment prescribed by Section 9-6.903, Initiation of Amendments.

(b)

Substantial amendments to an Adopted Master Plan may trigger the requirement for a revised fiscal impact analysis.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Expiration. A Master Plan shall become void two (2) years following the date of approval, unless actions specified in the conditions of approval have been taken or unless the original approval was for a stated period longer than two years. An approved Master Plan may specify adherence to a development staging or phasing program.

(b)

Renewal. An approved Master Plan may be renewed for a period approved by the City Council after a duly noticed public hearing, as described in Section 9-6.908, Public Hearing by City Council. Application for renewal shall be made in writing between thirty (30) and ninety (90) days prior to the lapse of the original approval.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

Sec. 9-3.410. - Site plan review.

Site plans for a project within an approved Master Plan area shall only be accepted for review if they are consistent with the approved Master Plan, and with all other applicable requirements of this title.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)