Article II — Preparation of Specific Plans

The purpose of this article is to establish procedures for adoption, maintenance and administration of specific plans for areas of the City in accordance with the provisions of Section 65450 et seq. of the Government Code and as may be required for the systematic execution of the local coastal land use plan. Specific plans are intended to provide a planning framework to guide future public and private developments in areas where planned developments are appropriate because of special design/siting consideration, existing small lot subdivisions, and/or the need to make land uses compatible with surrounding uses.

This article establishes procedures and regulations which apply to the development, adoption, amendment and administration of specific plans. (Ord. 84-7 §1)

In the coastal zone, all specific plans shall be consistent with the provisions of the adopted local coastal program including the implementing ordinances. Any proposed specific plan which is not consistent with the provisions of the existing adopted and certified local coastal program may only be adopted concurrent with the adoption of other appropriate amendments to the local coastal program necessary to maintain consistency. Specific plans shall be processed pursuant to the hearing and notification provisions of Sand City. (Ord. 84-7 §2)

• A. Specific plans shall include detailed regulations, conditions and programs as are necessary or convenient for the systematic implementation of the general plan and its various elements (including the local coastal land use plan) as may be appropriate.

• B. The contents of the specific plan shall be determined by the City and may include any or all of the following:

  1. Project description: description of project uses and scale, form of ownership and land use density;

  2. Dune management program and habitat preservation/restoration plans;

  3. Identification of geological hazards setbacks;

  4. Provision of public accessways and view corridors and dedication or grant of easement of public lands;

  5. Design concepts for planned unit development;

  6. Description of proposed lot consolidation program and transfer of development credits;

  7. Architectural design and landscaping concepts;

  8. Description of provisions for sewer/water service and streets;

  9. Description of provisions to insure compatibility with surrounding land use;

  10. Analysis of consistency with the City's adopted housing element for residential projects;

11. Supporting documentation such as biological surveys, geology reports, and maps.

(Ord. 84-7 §3)

• A. Preparation.

  1. A specific plan may be prepared by a developer for city approval, or by the City. If the specific plan is prepared by the City, the City Council may impose a special fee upon persons seeking approvals for projects within the specific plan.

  2. The amount of fees shall be established so that, in the aggregate, they defray, but as estimated do not exceed, the cost of development and adoption of the specific plan. As nearly as may be estimated, the fee charged shall be a prorated amount in accordance with the applicant's relative benefit derived from the specific plan.

• B. Adoption. Prior to adoption of a specific plan, the City Council shall hold at least one public hearing. Notice of the time and place of such hearing shall be given at least 10 calendar days before the hearing and shall be published at least once in a newspaper of general circulation. For specific plans developed in the coastal zone, hearing and notice procedures as established in the coastal zone overlay district of the Sand City zoning ordinance shall be followed. Adoption of the specific plan by the City Council shall be by ordinance or resolution.

• C. Amendment. Amendments to an adopted specific plan shall follow the same procedures identified in subsection B of this section.

• (Ord. 84-7 §4)

• A. Land Use Regulation. Within an area included in an adopted specific plan all land shall be zoned consistent with the specific plan; and no discretionary land use project, public or private, shall be approved by the City unless it is found to be consistent with any applicable specific plan. If rezoning of property is required, or a transfer of development credits program is included, a local coastal program amendment is required.

• B. Public Works Project. Pursuant to California Government Code Section 65553 , no public building or works including new streets, sewers, or schools, shall be constructed within an area included within an adopted specific plan until such project has been reviewed by the City Council to insure conformity with the specific plan.

• (Ord. 84-7 §5)