The purpose and intent of the development plan is to provide a comprehensive review of development that is subject to the requirements of this chapter in order to assess potential impacts of the proposed development on existing services and surrounding uses and to ensure that new development is appropriately sited and designed.

(Ord. 315 § 1 (part), 1981)

A development plan shall be required for all development on property in any zoning district which is subject to the provisions of this chapter, except that the planning director may waive the requirements of this section if the project involves only minor alterations, addition, or replacement to an existing structure and is in conformance with a previously approved development plan on file in the community development department.

(Ord. 315 § 1 (part), 1981)

1.

As many copies of the development plan as required by the community development department shall be submitted to the community development department. Each development plan shall contain the following:

a.

Description of the project;

b.

A plot plan of the proposed development drawn to scale showing:

(1)

Boundaries of the property,

(2)

The location, dimensions, and uses of all existing and proposed buildings and structures on the subject property,

(3)

Location, size, number of parking spaces and loading spaces,

(4)

All interior circulation patterns including streets, walkways, bikeways, and connections of existing or proposed arterial or connector roads and other major highways,

(5)

Location and use of all buildings and structures within fifty feet of the property's boundaries,

(6)

Location, height, and material of walls and fences,

(7)

Location of areas of geologic, seismic, flood, and other hazards,

(8)

Location of areas of prime scenic quality, habitat resources, archaeological sites, water bodies, and significant existing vegetation,

(9)

Location and amount of land devoted to public purposes, open space, landscaping and recreation;

c.

Contour map showing topography including existing natural contours and proposed grading lines;

d.

Proposed drainage system;

e.

Building elevations;

f.

Detailed landscaping and irrigation plan indicating existing and proposed trees, shrubs, and ground cover and delineating species, size, and placement;

g.

Statistical data:

(1)

Net and gross acreage and square footage in the property,

(2)

Height, ground floor area, and total floor area of each building,

(3)

Number and type of dwelling units, in each building, i.e., single-family dwelling, condominium, apartment, etc., and number of bedrooms in each dwelling unit, where applicable,

(4)

Building coverage expressed as a percent of the total net area of the property,

(5)

Percentage of the net or gross land area of the property devoted to landscaping, open space, and/or recreation, whichever is appropriate,

(6)

Parking ratio, parking spaces per building square foot, number of employees, seats, or dwelling units, whichever is applicable,

(7)

Estimated number of potential residents in each residential category,

(8)

Number of employees and potential new employees, if applicable,

(9)

Average slopes, if parcel contains slopes of thirty percent or more;

h.

Three-dimensional perspective drawings and renderings to scale sufficient to show the architectural design, including colors and materials, of buildings and structures proposed to be constructed;

1.

The off-site circulation pattern including right-of-way dedication, street improvements, traffic-control measures and acceleration and deceleration lanes. For uses which generate high traffic volumes, a traffic design plan may be required, as stipulated in the parking regulations, Chapter 14.54;

j.

A statement of intent as to the establishment of utilities, services, and facilities including water, sewage disposal, fire protection, police protection, schools, transportation, i.e., proximity to transit or provision of bike lanes;

k.

A statement of energy and water conservation measures and/or devices incorporated into the construction and occupancy phases of the development;

l.

The on-site illumination plan emphasizing access, walkways, buildings, parking, landscaping, and signs; illumination intensity shall be subject to planning commission approval after on-site inspection;

m.

Signs, including size and location;

n.

Measures to be used to prevent or reduce nuisance effects, such as noise, dust, odor, smoke, fumes, vibration, glare, traffic congestion, and to prevent danger to life and property;

o.

Location of proposed easements or dedications for public access or recreational areas, trails, or streets, as required by the city;

p.

If development is to occur in stages, the sequence and timing of construction of the various phases;

q.

Proposed homeowners' association (if applicable) indicating CC&R's, deeds, restrictions, and methods of open space maintenance;

r.

Any other data requested by the community development department.

2.

Within thirty days of project submittal, the community development department shall determine if the development plan submittal is complete and advise the applicant in writing of the completeness of his submittal. The submittal shall not be deemed complete until all materials and/or information required by the city have been provided.

3.

The development plan shall then be processed in the following manner:

a.

Determination of CEQA conformance (see Chapter 8.48 of the Municipal Code);

b.

The community development department shall refer the development plan to the appropriate agencies for review, including the following:

Architectural review board

City engineer

Carpinteria County water district

Carpinteria sanitary district

Carpinteria unified school district

Carpinteria/Summerland fire district

Public utility companies, e.g., General Telephone, Southern California Edison

County flood control (if the project is located in a flood hazard area)

State Department of Transportation (if the property abuts a state highway)

Comments received from the appropriate agencies shall be compiled by the community development department and referred to the subdivision committee with the development plan.

4.

The community development department shall then prepare a report of recommendations received and submit such report to the planning commission.

5.

For developments that are not subject to the coastal appeals overlay district, Chapter 14.48, the planning commission shall approve, conditionally approve, or deny the development plan. For developments that are subject to the coastal appeals overlay district or are otherwise appealable to the coastal commission, Chapter 14.78, the planning commission shall consider the development plan at a public hearing and approve, conditionally approve, or deny the development plan. Notice of the time and place of the hearing shall be given in the manner prescribed in Chapter 14.76.

6.

The planning commission's action shall be final unless otherwise provided in the applicable zoning district, subject to appeal to the city council as provided in Chapter 14.78. If the development plan is in conjunction with a rezone application, the planning commission shall recommend approval, conditional approval, or denial of the rezoning to the city council.

7.

The planning commission may require that a revised development plan be prepared and submitted to incorporate conditions of approval. The revised development plan shall be processed in the same manner as the original plan. When approved by the planning commission, such revised plan shall automatically supersede any previously approved plan.

8.

Upon approval or conditional approval of the development plan or revised development plan, permits may be issued for grading, uses, buildings and structures which are in conformity with the approved development plan and the conditions imposed. No grading shall be commenced nor shall any building or structure be erected, moved, altered, enlarged or rebuilt on property subject to the provisions of this section except in conformity with the approved development plan and such conditions, except as otherwise provided herein. Conformity shall be determined by the community director, or in case of disagreement with the developer, by the planning commission or city council.

9.

As a condition to the approval of a development plan, the planning commission or city council may impose such other appropriate and reasonable conditions as it may deem necessary for the protection of property in the neighborhood or, in the interests of the public health, safety and welfare, to carry out the purposes of this title. Prior to approving or approving with conditions a development plan, the planning commission or city council shall determine that the following criteria have been met:

a.

The proposed development is in conformance with the provisions of the applicable zoning district, coastal plan and implementation programs, general plan, and specific plan(s) if required;

b.

The proposed development is sited and designed to avoid risks to life and property due to geologic, flood, or fire hazards and that the proposed density of development is consistent with these objectives;

c.

The proposed development will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

d.

The proposed development will not conflict with any recorded easements acquired by the public at large for access through the property or use of the property or any easements granted to any public agency or required as a condition of approval;

e.

The proposed development will not adversely affect necessary community services and values including but not limited to traffic circulation, sewage disposal, fire protection, water supply, and police protection;

f.

The proposed development will not be detrimental to the peace, health, safety, comfort, convenience, property values, or general welfare of the neighborhood.

(Ord. 315 § 1 (part), 1981)

If the development permitted by approval of the plan is not initiated within three hundred sixty-five days from the date of approval, the approval shall expire and become null and void. The planning commission may grant an extension for good cause shown by the applicant.

(Ord. 315 § 1 (part), 1981)