§ 30-54. SPECIFIC PLAN ZONE REGULATIONS.

[Added 5-18-2021 by Ord. No. 2333]

This section 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 1991 Compton General Plan.

[Added 5-18-2021 by Ord. No. 2333]

The provisions of this section shall apply to the preparation, review, and adoption of all Specific Plans prepared for all real property within the City of Compton. The standards of this section, and eligibility for a Specific Plan, shall only apply to projects consisting of a minimum of two net acres of contiguous property. Any project of less than two net acres shall not be eligible for a Specific Plan. However, if a site is already part of an approved Specific Plan, a subsequent amended Specific Plan

for a site less than two acres can be submitted at the discretion of the Community Development Director or his/her authorized designee.

[Added 5-18-2021 by Ord. No. 2333]

The preparation of a Specific Plan, and concurrent Zoning and General Plan Amendment(s), may be started by an applicant or property owner. The use of a Specific Plan is appropriate where sitespecific regulation would be beneficial based on site features or unique characteristics of the property, such as infill and unusually configured sites. Such properties will benefit by a Specific Plan designation to facilitate innovative development in the form of buildings, construction, design, or use combinations otherwise not achievable inconsistent with the established provisions of this section.

[Added 5-18-2021 by Ord. No. 2333; amended 11-15-2022 by Ord. No. 2349]

All proposed Specific Plans shall be consistent with the goals and policies of the Compton General Plan and this section. All proposed Specific Plans shall submit a concurrent General Plan and Change of Zone application changing the current General Plan land use designation and zoning to Specific Plan (SP) to effect the adoption of a Specific Plan.

The Specific Plan (SP) zone can be applied as either a base categorical zone or as an Overlay zone.

[Added 5-18-2021 by Ord. No. 2333]

A Specific Plan shall either supplement or supersede land use regulations in Chapter 30 of this Code, 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 Chapter 30 of this Code 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 Community Development Department Director or his/her authorized designee.

[Added 5-18-2021 by Ord. No. 2333]

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 Zone. A Specific Plan shall include a statement of its relationship and consistency with the General Plan and compliance with Article 8, Chapter 3 of the California Government Code , as may be amended. 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. The Specific Plan shall establish all regulating policies, such as the following standards:

  1. Building height, setbacks, massing, FAR, site coverage, landscaping and architecture and landscape design standards.

  2. Lot area, minimum lot size, width, and depth.

  3. Off street parking and loading facilities: any proposed reduction in any Zoning Code parking requirements shall be subject to the review and approval of the City Council and shall be shown as adequate to meet the parking needs of the project through the submittal of a Parking Study reviewed and approved by the Community Development Department, Public Works Department and City Council.

  4. Maximum number of dwelling units, if applicable, and the maximum residential density of the Specific Plan area and designated land uses consistent with the General Plan.

  5. Site planning design, phasing 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.

  6. Sign Requirements. If different from the standards of this Chapter, to be addressed by a sign program incorporated in the Specific Plan.

  7. Buildings over three stories (i.e. 40 feet) shall perform a shadow study to determine if adjacent land uses will in a shadow caused by the project. Projects casting a shadow for more than one half hour on any one property shall mitigate the impact to the satisfaction of the Community Development Department Director or his/her authorized designee.

  8. The height of any buildings or architectural feature over three stories in height (40 feet) shall be stepped back at a 45-degree angle away from any property line abutting a one or two story single-family detached residence. A greater angle of up to 60° can be approved by City Council, if an additional onsite amenity is proposed. Any proposed development across the street from single-family residences shall be stepped back at an angle of 60 degrees from the property line.

[Added 5-18-2021 by Ord. No. 2333]

All residential and mixed-use developments of 15 units or more shall provide amenities that compliment a required meeting room in addition to required common open space and private open space. Depending upon the number of units proposed, additional site amenities shall be required, selected from the list provided below, unless modified by the Community Development Department Director or his/her authorized designee:

• a. Fifteen (15) to thirty (30) units, add two (2) additional amenities:

  1. Tot lot with multiple play equipment.

  2. Pool and Jacuzzi/spa.

  3. Barbeque facility equipped with grill, picnic benches, etc.

  4. Private yards of at least _____ square feet.

  5. Other amenity accepted by the City Council.

• b. Thirty (30) to fifty (50) units, add three (3) additional amenities:

  1. Tot lot with multiple play equipment.

  2. Pool and Jacuzzi/spa.

  3. Barbeque facility equipped with grill, picnic benches, etc.

  4. Court facilities (e.g. tennis, volleyball, basketball, etc.).

  5. Other amenity accepted by the City Council.

• c. Fifty-one (51) to seventy-five (75) units, add four (4) additional amenities:

  1. Tot lot with multiple play equipment.

  2. Pool and Jacuzzi/spa.

  3. Barbeque facility equipped with grill, picnic benches, etc.

  4. Court facilities (e.g. tennis, volleyball, basketball, etc.).

  5. Exercise room.

  6. Clubhouse equipped with kitchen, defined areas for games, exercise, recreation, and entertainment.

  7. Other amenity accepted by the City Council.

• d. Developments of more than seventy-five (75) units shall provide five (5) additional amenities as well as include multiples dispersed throughout the project:

  1. Tot lot with multiple play equipment.

  2. Pool and Jacuzzi/spa.

  3. Barbeque facility equipped with grill, picnic benches, etc.

  4. Court facilities (e.g. tennis, volleyball, basketball, etc.).

  5. Exercise equipment room.

  6. Clubhouse equipped with kitchen, defined areas for games, exercise, recreation, and entertainment.

  7. Jogging/walking trails with exercise stations.

  8. Community garden.

  9. Media/computer room.

  10. Roof top garden, roof top outdoor running track.

  11. Other amenity accepted by the City Council.

[Added 5-18-2021 by Ord. No. 2333]

The City shall review and approve the location, purpose, landscape treatment and method of maintaining each common open space or recreational element proposed.

• a. Common Open Space. In addition to the amenities listed above, common open space shall include passive landscape, turf, paved areas and amenities subject to review and approval of the Planning Commission and City Council. A minimum of 20%, exclusive of roadways, street parkways, setback areas and private open space, of developments of three stories or less shall be devoted to open and recreational common area. Open space requirements for developments of four or more stories shall be determined by the City Council, but shall not be less than 10% of the site area and shall incorporate 5% of the open space on the rooftop.

• b. Private Open Space. Each residential unit in a development shall have an exclusive appurtenant private patio, deck, rear yard, balcony, atrium or solarium subject to review and approval of the Planning Commission and City Council, with a minimum usable area of 50 square feet, with no one dimension being less than six feet, except as follows:

  1. Developments which contain one bedroom and zero bedroom units designed exclusively for senior citizens may request that the private open space standard be modified or waived by the Community Development Department Director or his/her authorized designee.

  2. Residential developments of four or more stories may propose alternative private open space if ground mounted or roof top open space is not feasible. However, the Community Development Department and the Planning Commission and City Council must first approve any proposed alternative private open space.

[Added 5-18-2021 by Ord. No. 2333]

Each residential unit within a specific plan development shall have at least 200 cubic feet of usable, enclosed, weatherproofed and lockable storage space for the exclusive use of the unit owner. Such space must be over and above normal interior storage space such as guest, linen or clothes closets or food pantries. The location dimensions and usability of such space shall be determined by the Community Development Department, except that private storage space shall not be divided between two or more locations. If such space is located within a common area within the project, the property owner's association shall be responsible for the care and maintenance of the exterior surface of the space. Private storage space can be waived by the City Council at the request of the applicant providing a reasonable alternative is proposed.

[Added 5-18-2021 by Ord. No. 2333]

Specific Plan developments that proposed 100 or more residential units or of 25,000 square feet or more of non-residential use shall be required to provide at least one object of art onsite in public place such as a permanent outdoor sculpture, water feature or art feature on the project site. All proposals for onsite sculpture must be approved by the Architectural Review Board prior to installation. Sculpture ownership is bound by covenant to the property in perpetuity and must be maintained by successive property owners. Alteration or removal of sculpture must be approved by the City Council. The required sculpture cost allocation is calculated as 1% of the total project building valuation based upon the International Code Council ("ICC") Building Valuation Data table in effect at the time the building permit for each superstructure is issued.

For residential-only developments, the project's total building valuation will be based on an estimate of the total of the homes' market values. The sculpture allocation will be 1% of the market value as calculated by the City of Compton Building and Safety Department.

[Added 5-18-2021 by Ord. No. 2333]

The Specific Plan shall describe acreage and approximate boundaries of the property, contour maps showing topography and areas proposed for major regrading if applicable, the approximate size, length, width and location of all existing and proposed streets and their connector roads all streets, open spaces, private and public property, and land uses for all affected properties, the 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. Additionally, the locations and exteriors of all existing and proposed structures, structure colors and materials, open space locations and sizes, open space amenities, landscaping materials, parking spaces and signs.

[Added 5-18-2021 by Ord. No. 2333]

Provide a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the improvements.

• a. Maintenance. Provisions ensuring the continued maintenance of private grounds, street, amenities and all common areas.

• b. Phasing. If a developer-initiated Specific Plan, proposes development phasing, a full description and map of the proposed phasing as well as the anticipated schedule, including start date and completion of each construction phase.

• c. Implementation Actions. If applicable, provide a list of implementation measures with responsible parties and times.

[Added 5-18-2021 by Ord. No. 2333]

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.

• a. Include physical and financing mechanisms for the construction, improvement, or extension of transportation facilities, public utilities, and all other public facilities/services required to serve the Specific Plan area.

• b. All public rights-of-way within or abutting the development shall remain within applicable City specifications.

• c. 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.

• d. Consideration of other forms of access, such as pedestrian ways, paseos, courts, plazas, driveways, horse trails, bike trails, or open public parking areas shall be made a part of the Specific Plan at the time of Specific Plan consideration by the City.

• e. Include a utility plan for undergrounding all utilities required to serve the specific plan, unless exempted by the City council. Exemption of from the requirement to underground utilities shall require the provision of an additional onsite amenity and or additional public art or equal value to the cost of the undergrounding of utilities.

[Added 5-18-2021 by Ord. No. 2333]

A Specific Plan, which qualifies as a project under California Environmental Quality Act ("CEQA"), shall be subject to environmental review in accordance with CEQA.

[Added 5-18-2021 by Ord. No. 2333]

The process to adopt a Specific Plan shall be the same process required to submit for the review of a Change of Zone. In conjunction with the Specific Plan/Change of Zone application, the applicant shall also concurrently submit a General Plan Amendment application as described in Section 30-28 of this Chapter.

The Specific Plan review process shall apply to the processing of all proposed Specific Plans within the City. The City shall establish the application requirements, which may include a pre-application consultation; review of maps, including constraint and schematic maps; and preliminary development proposal and schedule review.

[Added 5-18-2021 by Ord. No. 2333]

The Specific Plan review/approval process is considered a discretionary General Plan Amendment and Change of Zone action. Public hearings shall be held consistent with these discretionary permit processes consistent with Section 30-28 of this Chapter.

[Added 5-18-2021 by Ord. No. 2333]

The Specific Plan shall be adopted by ordinance or resolution of the City Council, in compliance with state law (Section 65453 of the California Government Code). The City Council's action to adopt a Specific Plan shall be accompanied by the following findings that the Specific Plan is in conformance with the goals, policies, and objectives of the General Plan and other adopted goals and policies of the City.

Specific Plans and any amendment thereto shall be approved/adopted only when the City Council makes the following findings in the affirmative:

• a. The proposed Specific Plan (amendment) is consistent with the General Plan goals, policies, and implementation programs.

• b. The land use and development regulations within the Specific Plan provide enhancements to the use and design of the subject site that would otherwise not be available. The land use and development regulations within the Specific Plan (amendment) provide enhancements to the use and design that would otherwise not be available through categorical Zoning.

• c. The administration and permit processes within the Specific Plan (amendment) are consistent with the administration and permit processes of the Zoning Ordinance.

• d. The Specific Plan (amendment) will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood or result in a downgrade for the community.

• e. The Specific Plan (amendment) will not adversely affect such necessary community services as traffic, circulation, sewage disposal, fire protection, and water supply.

[Added 5-18-2021 by Ord. No. 2333]

Upon Specific Plan approval, the General Plan Land Use Map and Zoning Map shall be updated by the City to reflect the adoption of a Specific Plan.

[Added 5-18-2021 by Ord. No. 2333]

The Specific Plan fee shall be the same as the fee for a Change of Zone application or may be changed by resolution of the City Council.

[Added 5-18-2021 by Ord. No. 2333]

A Specific Plan may be amended in the same manner as a Change of Zone, subject to the process established by Section 30-28 or if the Community Development Director determines that the proposed amendment to the Specific Plan is minor, may administratively approve an amendment to the Specific Plan. A minor amendment cannot approve any increase in density, building height or reduction in open space, parking, public art or onsite amenities. A minor amendment shall be processed as an administrative review.

An amendment may be initiated by the City Council or by the applicant, provided the applicant has at the time of application submittal demonstrated a controlling interest in the development or management of uses within the Specific Plan area.