Mountain House Municipal Code Ch. 8 Special Purpose Plans

The intent of this Chapter is to provide for the adoption and amendment of Special Purpose Plans to facilitate implementation of the General Plan in portions of communities or larger areas. A Special Purpose Plan shall be used to provide a greater level of detail and more specific guidance than is contained in the General Plan. The need for a Special Purpose Plan typically would be identified during a pre-application conference or by other procedures initiated by the City.

(Ord. 2024-18, § 1(Exh. A), 2024)

Typical uses for Special Purpose Plans shall include, but shall not be limited to, the following:

(a) Commercial Recreation and Freeway Service Uses. Planning for areas designated as Commercial Recreation or Freeway Service in the General Plan;

(b) Utilities. Planning for the provision or installation of utilities in specific areas;

(c) Roadways. Establishing the location of roadways and roadway rights-of-way;

(d) Improvements. Coordinating the provision of improvements such as noise barriers or fencing;

(e) Aesthetics. Establishing aesthetic standards for specific areas; and

(f) Parking. Providing comprehensive parking plans, consistent with Chapter 2 of Division 10, for specific commercial areas.

(Ord. 2024-18, § 1(Exh. A), 2024)

Applications for Special Purpose Plans and Special Purpose Plan Amendments may be initiated by the City Council, Planning Commission, Director of Community Development, or the property owner or his or her authorized agent. Applications shall be filed with the Community Development Department; applications for Special Purpose Plans in Commercial Recreation and Freeway Commercial Zones shall be submitted at the same time as the application for a Zone Reclassification. A fee, as specified by resolution of the City Council, shall be required.

(Ord. 2024-18, § 1(Exh. A), 2024)

Each Special Purpose Plan application shall be reviewed using the Public Hearing Review Procedure in Chapter 5 of Division 2, with modifications as provided in this Section.

(a) Planning Commission. At the conclusion of the Public Hearing, the Planning Commission shall recommend approval of the application or deny the application.

(1) If the Planning Commission recommends approval, the application shall be reviewed by the City Council.

(2) If the Planning Commission denies the Special Purpose Plan Application, the action is final, unless appealed to the City Council.

(b) City Council. The City Council shall hold a Public Hearing to take final action if the Planning Commission has recommended approval or if the Planning Commission's denial was appealed.

(Ord. 2024-18, § 1(Exh. A), 2024)

Prior to taking action on an application for a Special Purpose Plan, the impact of the proposed Special Purpose Plan on the jobs/housing program and on housing affordability shall be determined. In addition, the consistency with the policies of the Public Financing Plan shall be analyzed and the potential impact of the Special Purpose Plan on the financial and fiscal resources of the community and the City shall be determined.

(a) If the Director decides that private consulting services are required, the Director shall select a consultant.

(b) The applicant shall be responsible for the cost of any consultant services plus an administrative fee as set by resolution of the City Council.

(Ord. 2024-18, § 1(Exh. A), 2024)

Prior to approving an application for a Special Purpose Plan, the Planning Commission and the City Council shall determine that the following are true:

(a) The Special Purpose Plan is consistent with the General Plan, the Master Plan, any applicable Specific Plan, and the Public Financing Plan;

(b) The Special Purpose Plan shall not adversely affect the jobs/housing program and housing affordability; and

(c) All applicable provisions of the Mountain House Development Agreement have been met.

(Ord. 2024-18, § 1(Exh. A), 2024)

All Special Purpose Plans shall contain a map of the area to be affected by the plan and text which describes the plans for said area. The level of detail may be specific or conceptual as appropriate. In addition, plans may include any or all of the following:

(a) Land Use and Standards. The location of, and standards for, land uses, structures, and facilities;

(b) Transportation Standards. The location of, and standards for, streets, roads, and other transportation facilities;

(c) Improvements and Standards. The phasing, financing, and location of, and standards for, sewage treatment, water, and storm drainage facilities or other improvements;

(d) Natural Resource Standards. Standards for the conservation, development, and use of natural resources; and

(e) Environmental Impact Mitigation. Standards and measures for mitigating environmental impacts of area development.

(Ord. 2024-18, § 1(Exh. A), 2024)

(a) Improvement Plan. If the Director determines that the uses and issues of a proposed application were addressed in an existing Special Purpose Plan and there is no expansion to the area covered by the project, an Improvement Plan may be used for the subsequent application.

(b) Expansion of Special Purpose Plans. Expansion of a development, beyond the uses and issues addressed in an existing Special Purpose Plan, shall require an amended or new Special Purpose Plan.

(c) Other Plans. For uses requiring a Special Purpose Plan that have an existing permit, the existing permit is valid for the purpose for which it was issued. Any expansion of such use shall require a Special Purpose Plan.

(Ord. 2024-18, § 1(Exh. A), 2024)

All improvements and land uses shall be consistent with an adopted Special Purpose Plan. Once adopted, plans shall remain in effect until amended or rescinded by the City Council.

(Ord. 2024-18, § 1(Exh. A), 2024)