Section 24.09.266 Appeal Procedure — Imperial Zoning Code

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A. Any applicant dissatisfied with the action of the Planning Commission may appeal to the City Council. Such appeal shall be filed in writing within 10 days, and shall be delivered to the City Clerk who shall set the matter for a public hearing.

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SECTION 24.09.300. SPECIFIC PLAN OVERLAY ZONE

24.09.310 PURPOSES

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The Specific Plan Overlay Zone is included in the Zoning Regulations to achieve the following purposes.

A. To promote and protect the public health, safety, and welfare. B. To implement the objectives and policies of the General Plan.
C. To safeguard and enhance environmental amenities and the quality of development. D. To attain the physical, social, and economic advantage resulting from comprehensive and orderly planned use of land resources.
E. To lessen congestion and assure convenience of access; to secure safety from fire, flood, and other dangers; to provide for adequate light, air, sunlight, and open space; to promote and encourage conservation of scarce resources; to prevent overcrowding of land and undue concentration of population; to facilitate the creation of a convenient, attractive, and harmonious community; to attain a desirable balance of residential and employment opportunities; and to expedite the provision of adequate and essential public services.
F. To facilitate development within the City in accordance with the General Plan by permitting greater flexibility and encouraging more creative and jmaginative designs for major development projects subject to large-scale community planning.
G. To promote more economical and efficient use of the land while providing a harmonious variety of housing choices and commercial and industrial activities, a high level of urban amenities, and preservation of natural and scenic qualities of open space.
H. To provide a process for initiation, review, and regulation of Targe-scale comprehensively planned communities that affords the maximum flexibility to the developer within the context of an over-all development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. .

. 61 CITY OF IMPERIAL, CALIFORNIA ZONING ORDINANCE

24.09.320

USE REGULATIONS: SP ZONE

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A. A Development Plan Text shall be prepared and submitted by the developer for approval. The Development Plan Text may incorporate uses by reference to specific base zone provisions, or may establish specific use Jists with definitions pertaining thereto. ;
B. Existing uses within the Specific Plan Zone at the time of its establishment shall be deemed allowable and incorporated in the Development Plan, unless terminated, discontinued, or changed pursuant to a specific time schedule incorporated in the Development Plan Text.
C. Unless otherwise provided by the Development Plan Text, public utility facilities and publicly-owned facilities shal] be allowable subject to a Conditional Use Permit.
D. Unless: otherwise provided by the Development Plan Text, accessory uses or facilities shall be subject to the same use regulation provisions as the principal use or facility. .
E. Each allowable use in the Specific Plan Zone shall be subject to a Site Plan Review.
F. Temporary Use pursuant to Section 24.11.110 and Home Occupations pursuant to Section 24.11.200 shal] be allowable in each Specific Plan. .
24.09.330 PROPERTY DEVELOPMENT STANDARDS: SP ZONE
A. General Requirements
- General Requirements | 1. A Specific Plan Zone shall include a minimum area of 50 contiguous acres, under single ownership or otherwise subject to unified planning, construction, and development by a person, corporation, or other entity. Property owned by public utilities, local districts or Tocal governments will not be counted toward the 50 acre minimum, but may be used as a connector of single ownership. The minimum acreage requirement may be reduced jin cases where the Specific Plan Zone provides greater protection of the goals and objectives of the general plan.
1. A Specific Plan Zone shall be established upon application of a property owner, in accordance with procedures set forth in Section 24.19.600 (Zoning Map Amendment) and subject to the following provisions:
  - a. Submission of a Development Plan. - . b, Determination by the Council upon recommendation of the Planning Commission that the establishment of the zone and approval of the Development Pian shall:

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CITY OF IMPERIAL, CALIFORNIA ZONING ORDINANCE

| 24.09,330 PROPERTY DEVELOPMENT STANDARDS: SP ZONE | A. General Requirements (cont.) | lat 1) Provide for the development of a comprehensively planned | community within the zone that is superior to development | otherwise allowable under alternate regulations. | 2) Provide for development within the zone in a manner consistent | with the General Plan and with related development and growth | policies of the City. | 3. Provide for the construction, improvement, or extension of transportation

Provide for the construction, improvement, or extension of transportation facilities, public utilities, and public services required by development within the zone.
Development Plan:
- a. There shall] be no minimum yard requirement for individual lots except as established by a Development Plan, a Conditional Use Permit, or Site Plan Review.

b. There shall be no minimum usable open space requirement for individual lots, except as established by Development Plan, a Conditional Use Permit, or by Site Plan Review, and the Park Dedication Ordinance.
C. There shall be a maximum height of 35 feet or two stories within 50
a feet of the exterior boundaries of the zone; the maximum height
C) should be 50 feet or 4 stories whichever is less and no coverage ~ requirement for individual lots, except as established by a Development Plan, a Conditional Use Permit, or by Site Plan Review.
d. The maximum number of dwelling units within a Specific Plan Zone shall. not exceed the ability of the City to provide services in accordance with the General Plan and applicable jocal ordinances; provided that the distribution of units within the Zone and the maximum residential density on any individual site or within designated portions of the Zone shallbe governedby the Development Plan, Conditional Use Permit, or Site Plan Review.
In the event the General Plan does not establish a maximum residential density for said site, the City Council upon recommendation of the Planning
) Commission, shall determine the appropriate density based on detailed review of the Development Plan and Text and the provisions of this Section.

B. Special Requirements

| 1. The Specific Plan Overlay Zone and all uses therein shall be designed and developed in a manner compatible with and complementary to existing and potential development in the general vicinity of the zone. Site planning on the perimeter shall provide for the mutual protection of the zone and
|| surrounding property from potential adverse influences.

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CITY OF IMPERIAL, CALIFORNIA ZONING ORDINANCE

24.09.330 PROPERTY DEVELOPMENT STANDARDS: SP ZONE

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B. Special Requirements (cont.)

All public streets within or abutting the development shall be dedicated and improved to City specifications for that particular classification of street. Private streets within the development shall be dedicated and improved to City specifications for that particular classification of street. Private streets within the development shall be irrevocably offered for dedication and maintained for their intended purpose by means acceptable to and enforceable by the City. Consideration of other forms of access, such as pedestrian ways, courts, plazas, driveways, horse trails, bike trails, or open parking lots offered for dedication may be made at the time of the Development Plan and Text consideration as a means of meeting requirementsfor open space or park dedication requirements.

24.09.340 PERFORMANCE STANDARDS: SP ZONE A. All_development_within a Specific Plan Overlay Zone shall relate harmoniously to the topography of the site, shal] make suitable provision for the preservation of water course, drainage areas, canals, and similar features, and shall otherwise be so designed inasmuch as possible, to use and retain or enhance the natural features and amenities to the best advantage.

B. Mechanical and electrical equipment, including air conditioners, antennas, pumps, — heating or cooling or ventilating equipment, exterior lighting, or similar equipment shall be located and operated in a manner so as not to unreasonably disturb the peace, quiet, and comfort of neighboring residents. Excluding roofmounted solar collector panels and decorative exterior lighting, all such equipment and devices shallbe screened from view from an abutting street, and

. shall not be located in a street yard.

C. All areas for storage of maintenance equipment, and al] service areas including refuse storage and collection facilities, shall be enclosed by a fence, wall, and/or landscape screen.

D. All_uses within a Specific Plan Overlay Zone shall provide off-street parking and loading facilities pursuant to Section 24.13. The applicant may apply for and receive relief from Section 24.13 at the time of Site Plan Review consideration by the Planning Commission and approval of the City Council, when verified proof has been submitted through specific examples of existing projects and/or expert testimony that supports reduced parking standards or stalls.

E. The proposed means for assuring continuing existence, maintenance and operation of the various common elements and facilities.

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CITY OF IMPERIAL, CALIFORNIA ZONING ORDINANCE

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24.09.340 PERFORMANCE STANDARDS: SP ZONE (cont.

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F. Additional site development requlations and performance standards applicable to establishedindividual usesby theorDevelopmentto designatedPlan, portionsConditionalof Usea SpP e rmit,cific orPlanSiteZonePlan mayReviewbe approval pursuant to the Development Plan.