Chapter 11.64 — SPECIFIC PLANS AND AMENDMENTS

This Chapter establishes procedures for consideration of specific plans as authorized by Article 8, Chapter 3, Division 1, Title 7 and other applicable provisions of the Government Code. This Chapter also describes the relation between an adopted specific plan and the provisions of this Code.

Specific plans provide a mechanism for the classification and regulation of land use and development with specific project boundaries that are consistent with and implement the goals and objectives of the General Plan.

(Ord. No. 1624)

The procedures of this Chapter apply to all proposals for the adoption or amendment of a Specific Plan.

(Ord. No. 1624)

A Specific Plan may be initiated by any qualified applicant identified in Section 11.53.020, Application Forms and Fees or a motion of the Board of Supervisors or recommendation by the Planning Commission or CDSA Director.

(Ord. No. 1624)

(a)

Application. A qualified applicant shall submit an application for a Specific Plan on a form prescribed by the Planning Department accompanied by the required fee. The Planning Department may require an applicant to submit such additional information and supporting data as considered necessary to process the application.

(b)

Coordination with other applications. The Planning Director may allow any necessary applications for Specific Plans to be processed concurrently with any other permit required by this Code.

(Ord. No. 1624)

A Specific Plan shall include, but need not be limited to, a text and diagram(s) that specify all of the following in detail:

(1)

The distribution, location and extent of individual land uses, including open space, within the area covered by the plan;

(2)

The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, parks, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;

(3)

Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable;

(4)

A program of implementation measures, including regulations, programs, public works projects, financing measures and a statement of consistency with any existing master/capital improvements plan necessary to carry out Subsections (1), (2) and (3) listed above; and

(5)

A statement of relationship of the Specific Plan to the General Plan, including a statement of how the Specific Plan implements the goals and policies of the General Plan.

(Ord. No. 1624)

The Specific Plan shall describe the basic land use regulations and development, design, and performance standards that govern each use identified by the Specific Plan. These regulations and standards may include, but need not be limited to the following:

(1)

A listing of allowable uses within each land use designation and applicable definitions, use classifications, supplemental standards, and requirements for discretionary entitlement application and other permits;

(2)

Standards governing residential density, site coverage, lot size and dimensions, yard requirements, usable open space, landscaping and related performance standards;

(3)

Site development regulations consistent with those of adjacent zoning districts, which apply at the perimeter of the Specific Plan area;

(4)

Supplemental illustrations establishing the basic architectural and environmental character to be attained throughout the Specific Plan; and

(5)

Standards and guidelines for the architectural, landscaping, streetscape and other urban design features for development within the Specific Plan.

(Ord. No. 1624)

(a)

Staff report. The Planning Director shall prepare a report and recommendation to the Planning Commission on the application for a Specific Plan. The report shall include, but is not limited to, a discussion of how the proposed Specific Plan complies with the purposes of this Chapter, a determination as to whether the proposed amendment will require amendment to other plans that the Board of Supervisors or the Redevelopment Agency have adopted, and an environmental assessment prepared in compliance with the California Environmental Quality Act.

(b)

Scheduling. The Planning Director shall schedule the application for hearing by the Planning Commission.

(c)

Public notice. At least ten days before the date of the public hearing, the Planning Department shall provide notice consistent with Chapter 11.53, Common Procedures. Notice of the hearing also shall be mailed or delivered at least ten days prior to the hearing to any school district, public utility district, or other local agency expected to provide essential facilities or services to the property that is the subject of the proposed Specific Plan.

(Ord. No. 1624)

(a)

Planning Commission hearing. The Planning Commission shall conduct a public hearing in conformance with Chapter 11.53, Common Procedures.

(b)

Recommendation to board. Following the public hearing, the Planning Commission shall make a recommendation on the proposed Specific Plan and the environmental determination to the Board of Supervisors. In formulating a recommendation, the Commission shall consider the extent to which the proposed amendment meets the purposes of this Chapter, the compatibility of the proposed amendment with the General Plan, and any changes to the Specific Plan that the Commission deems necessary to comply with other adopted plans and ordinances or to reduce environmental impacts.

(Ord. No. 1624)

(a)

If the Planning Commission has recommended against the adoption of such Specific Plan, the Board of Supervisors is not required to take any further action unless an interested party files a written request for a hearing with the Planning Department within ten days after the Planning Commission action.

(b)

When a Specific Plan is forwarded to the Board of Supervisors for action, the Board of Supervisors shall conduct a duly-noticed public hearing pursuant to Section 11.53.050, Notice of Public Hearings. In addition, the notice shall include a summary of the Planning Commission recommendation.

(c)

After the conclusion of the hearing, the Board of Supervisors may approve, modify or deny the proposed Specific Plan. If the Board proposes any substantial modification not previously considered by the Planning Commission during its hearings, the proposed modification shall first be referred back to the Planning Commission for its recommendation, but the Planning Commission shall not be required to hold a public hearing thereon. The failure of the Planning Commission to report within 40 days after the referral shall be deemed a recommendation to approve and the amendment shall be returned to Board for adoption.

(Ord. No. 1624)

The Planning Commission shall not recommend and the Board of Supervisors shall not adopt a Specific Plan unless the following findings are made:

(1)

The Specific Plan implements and is consistent with the General Plan;

(2)

The Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the County;

(3)

The Specific Plan area is physically suitable for the proposed land use designation(s) and the anticipated development; and

(4)

The proposed development will be superior to development otherwise allowed under conventional zoning classifications.

(Ord. No. 1624)

A Specific Plan may be amended to change the text or land use designation in the same manner as it was adopted, except that the Specific Plan may be amended as often as deemed necessary by the Board of Supervisors. Amendment of a Specific Plan is subject to the same findings as prescribed for the initial approval.

(Ord. No. 1624)

(a)

Administration. Specific Plans and associated regulations shall be administered in accordance with Article 8, Chapter 3, Division 1, Title 7 and other applicable provisions of the Government Code. Such plans and regulations may reference existing provisions and procedures of this Code or they may develop different administrative procedures to use in the implementation of the Specific Plan.

(b)

Consistency. No discretionary entitlement applications or other permits may be approved, adopted or amended within the area covered by a Specific Plan, unless found to be consistent with the adopted Specific Plan.

(c)

Specific Plan supersedes. Except as otherwise expressly provided in a specific plan, property may be used for any purpose and subject to all of the standards and requirements of the base zone. Where the regulations of a specific plan differ from the provisions of the base zone, such regulations shall supersede the provisions of the base zone as specified in the Specific Plan.

(Ord. No. 1624)