Chapter 17.560 — COMPREHENSIVE PLANS

This Chapter provides procedures for reviewing Comprehensive Plans, which allow for flexibility in the application of zoning code standards to proposed development. The purpose is to allow consideration of innovation in site planning and other aspects of project design, and more effective design responses to site features, uses on adjoining properties, and other impacts than the zoning code standards would produce without adjustment. (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

An application for a Comprehensive Plan shall be filed with the Division, when required for development in the PD Zone in compliance with Chapter 17.240 (Planned Development Zoning Districts). Comprehensive Plans proposed for development within the OS Zone shall comply with § 17.250.030 (Open Space District Requirements), in addition to the requirements of this Chapter.

(Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

A. Filing. An application for a Comprehensive Plan shall be completed, filed, and processed in compliance with Chapter 17.500 (Applications, Processing, and Fees). The application package shall include all information specified in the application, any applicable Division handout, and any additional information required by this Title or the Director in order to conduct a thorough review of the proposed project. It is the responsibility of the applicant to establish evidence in support of the findings required by § 17.560.020 (Findings and Decision) below; or the findings required by § 17.250.030.E. (Comprehensive Plan Findings) for the OS Zone.

B. Comprehensive Plan Requirements. All Comprehensive Plans shall be prepared and endorsed by a professional team, which shall include a licensed landscape architect, a registered civil engineer and a licensed architect, as applicable, and shall include, but not be limited to, the following.

1. A site plan, showing building(s), various functional use areas, parking and circulation.

2. A description of development standards, which may include, but not be limited to, building heights, setbacks,

parking, and the like.

3. Preliminary building plans, including floor plans and exterior elevations.

4. Landscaping plans, including a plant palette.

5. Lighting and signage plans.

6. Civil engineering plans, including site grading, public rights-of-way improvements, drainage, trash/recycling areas, and public utility extensions, as necessary.

7. Proposed use and occupancy, construction type, building height and area of each building or structure, and

proposed distances between buildings or structures, and setbacks to property lines.

8. Other information or applicable materials as may be deemed necessary by the Director.

C. Notice and Hearings. Notice and hearings regarding an application for a Comprehensive Plan, or a modification to an approved Comprehensive Plan, shall be provided in compliance with Chapter 17.630 (Public Hearings and Administrative Review).

D. Required Community Meetings. Notice and hearings regarding an application for a Comprehensive Plan, or a major modification to an approved Comprehensive Plan, shall be provided in compliance with Chapter 17.625 (Required Community Meetings).

E. Review Authority. A Comprehensive Plan shall be approved by the adoption of an ordinance or disapproved by a resolution of the Council, after consideration of the Commission's recommendation.

(Ord. No. 2005-007 § 1 (part); Ord. No. 2022-008; Ord. No. 2024-006)

The Commission, in conjunction with a public hearing, shall review and make recommendations to the Council regarding the Comprehensive Plan. The Council, after a public hearing, may approve, conditionally approve, or disapprove a Comprehensive Plan. A Comprehensive Plan may be approved, provided the facts submitted and evaluated during the review process support the following findings.

• A. The proposed Comprehensive Plan can be substantially completed within four years.

• B. The proposed development is capable of creating an environment of sustained desirability and stability, or adequate assurance will be provided such objective will be attained.

• C. The proposed uses will not be substantially detrimental to present and potential surrounding uses but will have a beneficial effect.

• D. The streets and thoroughfares serving the development are suitable and adequate to carry anticipated traffic, and the development will not generate traffic that will overload the adjacent street network.

• E. The proposed development is compatible with the surrounding area.

• F. The types and locations of any proposed commercial development can be economically justified.

• G. The Comprehensive Plan is in conformance with the General Plan, or a concurrent General Plan amendment is in process.

• H. Any exception from the standards and requirements of this Title is warranted by the design and amenities incorporated in the Comprehensive Plan and is desired by the Council.

• I. Existing and proposed utility services are adequate for the proposed uses.

• J. The Comprehensive Plan has complied with all applicable City requirements.

• (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

A. Major changes or alterations to an approved Comprehensive Plan shall be considered by the Commission at a public hearing, which shall make recommendations to the Council. The Council may then approve, conditionally approve, or disapprove the proposed changes or alterations, after a public hearing.

• B. The Director may administratively approve minor changes or alterations to an approved Comprehensive Plan, subject to appeal pursuant to Chapter 17.640 (Appeals); provided the Director makes the following findings:

1. The proposed changes are consistent with the intent of the approved Comprehensive Plan;

2. The proposed changes will not adversely impact the environment;

3. The proposed changes will not be detrimental to the surrounding uses;

4. The proposed changes will not significantly increase traffic levels on existing streets and thoroughfares within

and surrounding the development; and

5. Any proposed change, which requires exception from standard ordinance requirements, is warranted by the

design and amenities incorporated into the approved Comprehensive Plan.

C. If the Director determines the above findings cannot be made, then the request shall be considered a major change, and referred to the Commission for review at a public hearing, and to Council for review at a public hearing.

D. Maintenance, rehabilitation, renovation, and reconstruction of existing structures, which will not alter the site plan, shall not require a Comprehensive Plan or any Comprehensive Plan modification, minor or major. E. All determinations required by this Subsection are subject to appeal pursuant to Chapter 17.640 (Appeals). (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

The Council may approve a Comprehensive Plan in compliance with § 17.540.020 (Findings and Decision), and may impose conditions upon the project, including but not limited to, the City's "Comprehensive Standard Conditions of Approval for Discretionary Land Use Permits," as adopted by the Commission to ensure that the project will meet all of the required findings. Conditions may relate to both on- and off-site improvements that are reasonable and necessary to mitigate project-related impacts, and to carry out the purpose and requirements of the Comprehensive Plan and all applicable development standards and design guidelines.

Nothing in this Chapter shall preclude the Commission from recommending, and the Council from approving, a Comprehensive Plan in concept only, and requiring subsequent discretionary review of that Comprehensive Plan. (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

Procedures relating to appeals, notices, revocations and modifications, as identified in Article 6 (Zoning Code Administration), in addition to those identified in Chapter 17.595 (Permit Implementation, Time Limits, and Extensions), shall apply following the approval of a Comprehensive Plan application.

The Council may modify any provisions of this Section after consideration of the Commission recommendations. (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)