Chapter 17.68 — Specific Plans

A.

Process. This Chapter provides a process for preparing, processing, reviewing, adopting, and amending a specific plan.

B.

Compliance. When required by the General Plan or this Zoning Code to systematically implement the General Plan for any part of the City, a Specific Plan shall be prepared, processed, approved, and implemented in compliance with this Chapter.

An adopted Specific Plan shall replace the base zoning district (or augment the base zoning district in the case of an overlay zone) for the subject property, and the development standards and design guidelines identified in the Specific Plan shall take precedence over the general standards and any design guidelines contained in this Zoning Code.

A.

Two acres. The minimum project area for a specific plan shall be two acres.

B.

Ownership. The project area may be one lot under single ownership or a combination of adjoining lots subject to a unified planning concept.

The preparation of a Specific Plan may be initiated by the Council or the Commission.

A draft Specific Plan shall include detailed information in the form of text and diagrams, organized in compliance with State law (Government Code Section 65451). The following information shall be provided:

A.

Proposed land uses. The distribution, location, and extent of land uses proposed within the area covered by the Specific Pan, including open space areas;

B.

Infrastructure. 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 to be located within the Specific Plan area and needed to support the proposed land uses;

C.

Land use and development standards. Standards, criteria, and design guidelines by which development would proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;

D.

Implementation measures. A program of implementation measures, including financing, regulations, programs, and public works projects, necessary to carry out the proposed land uses, infrastructure, and development and conservation standards and criteria;

E.

Relationship to General Plan. A discussion of the relationship of the Specific Plan to the goals, policies, and objectives of the General Plan; and

F.

Additional information. The Specific Plan shall contain additional information deemed to be necessary by the Director based on the characteristics of the area to be covered by the plan, applicable goals, policies, and objectives of the General Plan, or any other issue(s) determined by the Director to be significant.

A draft Specific Plan shall be processed in the same manner as required for General Plans by State law, and as follows:

A.

Public meeting(s) required.

Before preparation of the specific plan, the City shall hold at least one public/neighborhood meeting to identify potential community impacts and concerns relating to the proposed plan.

Before consideration of the specific plan by the Commission and Council, the City shall hold at least one public/neighborhood meeting to review the plan with the local community.

Public notice of the public/neighborhood meetings is required in compliance with Chapter 17.76 (Public Hearings).

The Director may refer a specific plan to a City commission(s) or committee(s) for review and comment.

B.

Environmental review. The draft Specific Plan shall be subject to environmental review as identified in Section 17.60.070 ( Environmental Assessment);

C.

Staff report. A written staff report shall be prepared for the draft Specific Plan which shall include detailed recommendations and proposed findings necessary for adoption of the plan; and

D.

Public hearings. A proposed Specific Plan shall be subject to public hearings before both the Commission and Council before its adoption, as follows:

Commission hearing.  

a.

The Director shall schedule a public hearing on the proposed Specific Plan.

b.

The hearing shall receive public notice and be conducted in compliance with Chapter 17.76 (Public Hearings).

c.

After the hearing, the Commission shall forward a written recommendation, with appropriate findings to the Council, in compliance with Section 17.68.070 (Adoption of Specific Plan), below.

Council hearing.  

a.

After receipt of the Commission's recommendation, the City Clerk shall schedule a public hearing on the proposed Specific Plan.

b.

The hearing shall receive public notice and be conducted in compliance with Chapter 17.76 (Public Hearings).

c.

After the hearing, the Council may adopt the Specific Plan, disapprove the plan, or adopt the plan with changes, with appropriate findings in compliance with Section 17.68.070 (Adoption of Specific Plan), below, provided that changes to the plan that were not considered by the Commission shall be referred to the Commission for its recommendation, in compliance with State law (Government Code Section 65356).

d.

Failure of the Commission to report within 45 days after the referral, or a longer period set by the Council, shall be deemed a recommendation for the approval of the changes.

A.

Council's action. The Council may adopt a Specific Plan only if it finds that the proposed plan is in conformance with the goals, policies, and objectives of the General Plan and other adopted goals and policies of the City.

B.

Adoption. The Specific Plan shall be adopted by ordinance, or by resolution of the Council, in compliance with State law (Government Code Section 65453).

A.

Development within Specific Plan area. After the adoption of a Specific Plan, a public works project, a Tentative Map or Parcel Map, for which a Tentative Map was not required, and an amendment to this Zoning Code may be approved/adopted within an area covered by a Specific Plan only if it is first found consistent with the specific plan.

B.

Specific Plan fee surcharge. The Council may impose a Specific Plan fee surcharge on development permits within the specific plan area, in compliance with State law (Government Code Section 65456).

C.

Amendments.  

An adopted Specific Plan may be amended through the same procedure specified by this Chapter for the adoption of a Specific Plan.

The Specific Plan may be amended as often as deemed necessary by the Council, in compliance with State law (Government Code Section 65453).