Chapter 9-08 — SPECIFIC PLANS

The purpose of a specific plan is to provide a method for the development of large scale projects having diversity in land use components and environmental factors, such that the development is fully integrated with that environment and creates a fiscally stable and responsible community element representative of the community values and vision as expressed by the general plan.

(Prior code § 9-05.010; Ord. 98-8 § 2 (part))

A specific plan shall consist of written text, maps, diagrams, and descriptions which clearly define the intended development of the property for which the plan is required. As a minimum, the submitted plan shall:

• A. Address all the elements of the general plan, as adopted, demonstrating the specific plan adherence to those elements and setting forth the consistency between the specific plan and elements, strategies and goals contained in the general plan.

• B. Demonstrate the distribution, location, extent and intensity of land uses within the plan.

• C. Address the provision of public services to the property to include but not be limited to transportation systems, water, sewer, communications media, drainage facilities, energy, solid waste or any other services necessary to support the proposed project.

• D. Contain standards for land uses contained within the specific plan and any such special zoning regulations, defensible space regulations and architectural and landscape design guidelines as may be necessary to define and control the project. To the extent that these guidelines or regulations may exist within the city development review process, such guidelines or regulations may be adopted by reference into the plan.

• E. Contain a phasing plan demonstrating the programmed buildout of the project.

• F. Provide a fiscal analysis of the project that relates to the impact of the development and sets forth the capital improvement program, programs to meet the recreational and open space needs of the community, programs to meet any adopted housing plans or strategies of the city and the financing mechanisms to support those programs within the specific plan.

• G. Provide a subdivision design to depict residential, commercial, industrial, public use and open space lots proposed.

(Prior code § 9-05.020; Ord. 98-8 § 2 (part))

Specific plans shall be consistent with the general plan.

Specific plans shall be consistent with the density standard prescribed by the general plan for each parcel within the specific plan. Transfer of density may occur within the plan provided that the total density attributable to the specific plan area shall not be exceeded, except as specified herein.

As an incentive to preserving large areas of protected open space, preserving historically and culturally significant resources, developing inclusionary housing programs for the provision of affordable housing, the Planning Agency may authorize a maximum of a five percent bonus in density within residential and/or commercial land use areas. This bonus shall be over and above any other bonus relating to housing incentives provided for in this code.

The Planning Agency shall determine the extent to which the project qualifies for any additional bonus and shall approve or deny the bonus in whole or in part.

(Prior code § 9-05.030; Ord. 98-8 § 2 (part))

A specific plan may be adopted or amended in the same manner as a general plan. The City Council shall adopt a specific plan either by ordinance or resolution.

Amendments may be initiated by the property owner or his or her designated representative, or at the direction of the City Council.

(Prior code § 9-05.040; Ord. 98-8 § 2 (part))