(A)   The intent of this chapter is to establish a Specific Plan Zone and a uniform policy and procedure for the preparation, processing and review of Specific Plans. Specific plans are to provide for the classification and regulation of land use and development within specific project boundaries and shall implement the goals and objectives of the General Plan. Unless otherwise specified within the plan itself, it is intended that the Specific Plan will replace the base zoning district and that the development standards contained in the Specific Plan will take precedence over the Corona Municipal Code, where applicable. Wherein the Specific Plan is silent regarding a development or improvement standard within the Corona Municipal Code, the Corona Municipal Code standard shall apply.

   (B)   The Specific Plan zone is included in the zoning regulations to achieve the following purposes:

      (1)   To promote and protect the public health, safety and welfare;

      (2)   To minimize the intrusion of new development into environmentally sensitive areas;

      (3)   To ensure the timely provision of essential public services and facilities consistent with the demand for such services;

      (4)   To promote a harmonious variety of housing choices and commercial and industrial activities; to attain a desirable balance of residential and employment opportunities, a high level of urban amenities and preservation of natural and scenic qualities of open space;

      (5)   To facilitate quality development within the city by permitting greater flexibility and encouraging more creative and aesthetically pleasing designs for major urban development projects subject to large scale community planning.

(`78 Code, § 17.53.010.) (Ord. 1983 § 1 (part), 1990.)

   The uses, types of development and development standards in an area zoned Specific Plan are those permitted by the Specific Plan for that area. Notwithstanding the foregoing, no Specific Plan, other than a Specific Plan that refers to, identifies or incorporates Chapter 17.44 to describe the uses that are permitted or conditionally permitted within the Specific Plan area, shall be interpreted, or construed to permit or conditionally permit the following uses:

   (A)   Cannabis storefront retailer.

   (B)   Cannabis non-storefront retailer.

   (C)   Cannabis manufacturing.

   (D)   Cannabis distribution.

   (E)   Cannabis testing laboratory.

   (F)   Cannabis microbusiness.

   (G)   Cannabis cultivation.

   (H)   Any type of commercial cannabis activity.

   (I)   No Specific Plan shall be adopted, interpreted, or construed to permit or conditionally permit any use that cannot be, or is not, conducted or carried out without being in violation of state or federal law.

(`78 Code, § 17.53.020.) (Ord. 3330 § 3, 2021; Ord. 3323 § 3, 2020; Ord. 3223 § 34, 2016; Ord. 3220 § 33, 2015; Ord. 2885 § 2 (part), 2007; Ord. 1983 § 1 (part), 1990.)

   Unless otherwise prohibited in the Specific Plan for a particular area, the following uses may be permitted in an area zoned Specific Plan, subject to approval of a major conditional use permit as provided for in Chapter 17.92:

   (A)   High Water Demand Project - a non-residential project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit residential project. Unless otherwise prohibited in the Specific Plan for a particular area, each existing Specific Plan shall be interpreted or construed as allowing a high water demand non-residential project only as a conditionally permitted use subject to the major conditional use permit requirements of Chapter 17.92.

(Ord. 3186 § 6, 2014.)

   (A)   A Specific Plan may be utilized for a variety of development projects, including residential, commercial, industrial, redevelopment and public works projects.

   (B)   Allowable uses in each Specific Plan shall be as established by a development plan text approved by the City Council. The development plan text may incorporate uses by reference to base zoning districts or may establish additional or more limited uses with definitions pertaining thereto.

   (C)   Unless otherwise provided by the development plan text, public utility facilities and publicly owned facilities shall be allowable subject to a conditional use permit.

   (D)   The maximum number of dwelling units within a Specific Plan district shall not exceed the number of units indicated by the General Plan, provided that the distribution of units within the Specific Plan and on any individual site shall be governed by the land use plan and any density transfer provisions related thereto.

   (E)   All public and master planned streets within or abutting the development shall be dedicated and improved to city specifications for that particular classification of street. Private streets within the development shall be permanently reserved and maintained for their intended purpose by means acceptable to and enforceable by the city.

   (F)   Development within a Specific Plan district shall relate harmoniously to the topography of the site, shall make suitable provisions for the preservation of water courses, drainage areas, rough terrain and similar natural features and shall otherwise be so designed inasmuch as possible to use and retain natural features and amenities to the best advantage.

   (G)   There shall be a proposed means for assuring the initial development or installation and the continued maintenance and operation of the various common elements and facilities.

(`78 Code, § 17.53.030.) (Ord. 1983 § 1 (part), 1990.)

   (A)   Prior to filing an application for a Specific Plan, the applicant shall submit the project for one or more development plan review (DPR) meetings, depending on the complexity of the project, pursuant to Chapter 17.102. A preliminary or conceptual plan may also be submitted for development plan review, and include, but not be limited to, the following:

      (1)   Proposed land uses to be developed within the Specific Plan;

      (2)   Schematic maps, illustrative material and narrative sufficient to describe the general relationships between land uses and the intended design character and scale of principal features;

      (3)   A preliminary time schedule for development, including quantitative data, such as population, housing units, land use acreage and other data sufficient to illustrate phasing of development and potential impact on public service requirements.

   (B)   Following the initial development plan review, the conceptual development plan shall be presented to the Planning Commission for a scoping session. The presentation shall be for information purposes only and shall be in addition to subsequent public hearing requirements pursuant to this chapter.

      (1)   The purpose of this initial presentation to the Planning Commission is for the Planning Commission to provide comment and direction regarding the following aspects of the project:

         (a)   Land use densities, locations and relationships to other on and off-site land uses;

         (b)   The provision of adequate circulation and utility systems and their appropriate relationship to the land use plan;

         (c)   Provisions for on-site open space and/or park land in residential Specific Plans and the retention or enhancement of natural features which complement the development plan;

         (d)   Preliminary design features, including streetscape and architectural concepts and community identity which promote a quality, amenity-oriented development;

         (e)   Other items that the Planning Commission believes should be addressed in the document.

      (2)   The Commission’s comments at the scoping session shall not imply, nor be construed to mean the Commission’s approval or denial of the Specific Plan.

   (C)   Once the project has completed the required DPR process and the Planning Commission scoping meeting, two copies of the draft Specific Plan text and accompanying maps shall be submitted to the Planning Department for a screencheck review. Upon revision of the plan consistent with the screencheck copy, a Specific Plan application and accompanying fees may be filed in conjunction with forms provided by the Planning Department and including the information required under § 17.53.060 of this chapter.

(`78 Code, § 17.53.040.) (Ord. 1983 § 1 (part), 1990.)

   (A)   The application shall be accompanied by a fee in the amount established by resolution of the City Council pursuant to Cal. Gov’t Code §§ 66016 et seq. The fee shall not exceed the reasonable cost of providing the service for which the fee is charged.

   (B)   In the event the city undertakes the work and responsibility for development of a Specific Plan, it shall prepare a complete cost break down and submit it to the City Council at the time the Specific Plan is presented to the Council for adoption. The Council shall impose a special fee upon persons seeking approvals which are required to be in conformity with the Specific Plan. The amount of the fees shall be established so that in the aggregate they defray, but as estimated do not exceed the cost of preparation, adoption and administration of the Specific Plan.

(`78 Code, § 17.53.050.) (Ord. 1983 § 1 (part), 1990.)

   The Specific Plan application shall consist of the application form, a Specific Plan narrative text, including a diagram or diagrams, and additional supporting documentation as required at the time of development plan review. Within the text, specific information and analysis is required as outlined below. The organization of the material within the document should follow the content format provided by the Planning Department. The contents and organization of the document may be modified, as appropriate, per the approval of the Community Development Director.

   (A)   Existing conditions.

      (1)   Provide a boundary survey map of the property and a calculation of the gross land area within the proposed district. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property concurrently with the Specific Plan approval.

      (2)   Provide a topographic map and general grading concept plan with specific sections for sensitive areas, (as determined by the development plan review), for the property and adjacent land within 100 feet of the property, shown at contour intervals not to exceed five feet.

      (3)   Provide maps and supporting tabulations showing the current General Plan land use designation, the current zoning classification and the current land use within the proposed SP zone, including open space and on adjacent sites within 300 feet of the proposed SP zone. The location of structures and other significant improvements shall be shown. Discuss existing land uses within and surrounding the project site.

      (4)   Provide an analysis of the site characteristics as follows:

         (a)   Show and discuss the major physical features relating to the site (for example, drainage ways, waterways, known geologic hazard areas, main transportation corridors, perimeter roads, wells, utility stations, canals, and the like).

         (b)   Identify existing easements, rights-of-way and related improvements (such as utilities, canals, streets, and the like) on the site.

         (c)   Identify all areas with a slope of more than 10%. Illustrate the slope analysis.

         (d)   Identify soil types and any limiting characteristics for development.

   (B)   General Plan consistency. The Specific Plan shall demonstrate the relationship of the Specific Plan to the General Plan by discussing:

      (1)   The impact of the development proposed on each element of the General Plan;

      (2)   Proposed standards and criteria for development which will ensure conformity with the specific goals, purposes and objectives of each element.

   (C)   Development concept.

      (1)   Discuss the nature and intent of the proposed development. Identify development objectives.

      (2)   Provide a land use plan identifying sub-areas within the proposed Specific Plan and uses to be developed therein. Discuss the need for the various land uses proposed in relationship to development trends and population projections for the area. If a market feasibility study was completed, it may be included as an appendix or submitted under separate cover. Discuss the rationale for the amount and type of each proposed land use.

      (3)   Discuss the projected population of the development, including the following information:

         (a)   Average number of people per type of unit;

         (b)   Total population of the development and for each phase;

         (c)   A ratio of the number of jobs created vs. the housing provided (job-housing balance);

      (4)   Identify the residents to be served by commercial development and any long-term employment opportunities which will result from the provision of commercial or industrial activities.

      (5)   Provide tables and maps showing the following information for all residential, commercial and industrial land uses, recreational and community facilities, open space, rights-of-way and easements:

         (a)   Breakdown of residential units by type and density;

         (b)   Number of acres for each land use and planning sub-area;

         (c)   Total acres of development.

      (6)   Discuss the spatial arrangement of land uses to one another and the rationale for their location within the development.

      (7)   Describe the measures taken to buffer or screen potentially incompatible uses on and off-site and to transition from one intensity or density of land use to another.

   (D)   Infrastructure plan.

      (8)   Provide a phasing plan indicating the areas to be developed in each phase and the anticipated time schedule for beginning of construction and for completion of each phase of development, including a pro rata share of amenities, parks and open space. This is a generalized schedule and may be adjusted according to market constraints as the community develops. Note by graphics and text the infrastructure required for each phase.

      (9)   Provide a circulation plan, showing existing and proposed public and private streets, pedestrian ways, trails and related transportation access or circulation features required to serve the proposed development. The circulation plan shall be supported by schematic designs of principal traffic and circulation improvements and such traffic engineering data as required by the City Engineer to demonstrate that existing and proposed facilities, both within and outside the zone, shall be adequate to serve land uses proposed by the development plan. Identify the classification of each street and include a cross-section of each type. Note which streets will be public and private.

      (10)   Discuss how the proposed development will impact existing transportation corridors. Also describe any proposed improvements by the developer or the city to these corridors or perimeter streets.

      (11)   Provide an overall plan describing anticipated requirements and proposed means of providing utility facilities and public services, including, but not limited to, storm drainage, sewage disposal, water supply, parks and recreation, fire protection and school facilities. Detailed plans shall be included showing the existing and proposed location of all facilities.

      (12)   Prepare a utility service plan comprised of graphics and text that includes the following topics. The plans shall identify off-site connections and improvements as well as on-site.

         (a)   Water - provide a water system plan summary. Identify service needs, system capacity and location of major lines. All detailed information should be in the appendix or supporting documents.

         (b)   Sewer - provide a sewer system plan summary. Identify service needs, system capacity and location of major lines. All detailed information should be in the appendix.

         (c)   Drainage - provide a summary of the preliminary drainage plan which identifies how on-site and off-site drainage will be handled. Include all detailed information in the appendix.

   (E)   Development standards. The text shall describe the basic land use regulations, site development regulations and performance standards designed to govern each use area identified by the land use plan. The text shall be as comprehensive as necessary to establish basic provisions and regulations which shall govern subsequent approval of specific tracts or developments within the Specific Plan. The text shall include, but not be limited to, the following provisions:

      (1)   A listing of allowable uses within each use area, including such qualifying descriptions or definitions and requirements for conditional use permits as may be applicable;

      (2)   Maximum and minimum regulations, as appropriate governing residential density, site coverage, lot size and dimensions, yard requirements, usable open space, landscaping and performance standards;

      (3)   Required yards, landscaping or other site development regulations to be applicable adjacent to other zoning districts at the perimeter of the Specific Plan and boundaries;

      (4)   Supplemental illustrations as required, establishing the basic community architectural character, environmental character and environmental design qualities to be attained throughout the Specific Plan and within particular portions of the district;

      (5)   A discussion of the architectural, landscaping, streetscape and other urban design features for development within the Specific Plan. The discussion of standards and concepts shall be specific in nature and refer to both the community design elements and theme and to the design of individual sub-areas. Streetscape design concepts shall include, but not be limited to, plant pallets, landscaped lots and medians, fence and wall material and placement, lighting, street furniture and equipment screening;

      (6)   For properties having natural slope areas prior to grading of 15% or more and which propose development in these areas, hillside development standards shall be prepared and included in the document. The standards shall include, but not be limited to, measures to minimize grading impacts, fuel modification and erosion control landscaping, modified street standards, if necessary, drainage structures compatible with the landform, fencing details and maximum height or percent of slope in yard areas and landscape maintenance districts (LMD).

   (F)   Implementation of the plan.

      (1)   Include a facilities financing plan discussing the availability of public facilities, the extent of any new facilities and associated costs and the method of financing the facilities and infrastructure. Provide documentation supporting the conclusions reached and how the financing plan will be implemented for each successive phase.

      (2)   Discuss the role of the developer, residents and others in providing, operating and maintaining services, utilities, community facilities and other development-related improvements (for example, streets, open areas, recreational facilities, and the like).

      (3)   Provide a program for the conservation, development and utilization of all open space areas and other natural resources, as applicable.

      (4)   The text shall include a section regarding implementation procedures, including but not limited to, the process for precise plans, density transfers, amendments and variances.

      (5)   The plan may propose additional subdivision standards or modifications to Title 16 standards for review by the City Engineer.

   (G)   Additional studies.

      (1)   Following preliminary consultations pursuant to this chapter, the Community Development Director may require submission of a competently prepared housing market analysis, demonstrating the need for housing by price range and number of dwelling units. The analysis may be requested as a part of the development plan review or may be requested as part of the environmental assessment or EIR.

      (2)   Following preliminary consultations pursuant to this chapter, the Community Development Director may require submission of a competently prepared commercial market analysis for any proposed shopping center or major commercial uses, showing the need for such uses in the location request and the inadequacy of existing sites to meet this need. The market analysis shall include, but not be limited to, the following:

         (a)   Determination of potential trade area;

         (b)   Estimates of existing and future population of the trade area;

         (c)   Determination of existing and potential effective buying power in the trade area;

         (d)   Determination of the net potential customer buying power for the proposed commercial development. Such analysis may be requested as a part of the development plan review procedure or may be requested as a part of the environmental assessment or EIR.

      (3)   (a)   The Community Development Director may require a fiscal impact report (under separate cover) which identifies the municipal costs associated with the development, including staffing, operation and maintenance, and all revenue sources and estimates relating to the development. The analysis shall include a tabular projection comparing costs and revenues by each project year to buildout. The report shall identify in detail all assumptions used and provide calculations to support the cost/revenue estimates.

         (b)   If the project includes an annexation request, a fiscal impact report is mandatory and shall also outline and evaluate the current costs and revenues occurring under the existing jurisdiction.

      (4)   The Community Development Director or the Planning Commission may require such other information, such as a topographic model in areas of excessive slope, deemed necessary to permit complete analysis and appraisal of the development and to facilitate adoption of the Specific Plan.

      (5)   Depending upon the scope of complexity of the project, additional requirements may be identified at the time of development plan review.

(`78 Code, § 17.53.060.) (Ord. 1983 § 1 (part), 1990.)

   (A)   Specific plans are hereby determined to be "projects" as defined in the California Environmental Quality Act, Cal. Public Resources Code § 21065.

   (B)   Residential projects proposed on property having an adopted Specific Plan for which an environmental impact report (EIR) has been certified shall not require additional environmental review, provided the Community Development Director finds:

      (1)   That the certified EIR is sufficiently detailed in scope regarding the proposed projects; and

      (2)   That the project is pursuant to and in conformity with the Specific Plan.

   (C)   The Community Development Director may issue a notice of exemption if the findings specified in division (B) of this section are made as to such residential projects.

   (D)   If the City Council determines that an environmental impact report will be required based on the findings contained in the Initial Study, the EIR will be prepared and reviewed prior to or concurrently with the Specific Plan. In order to avoid duplication of data, analysis, maps, tables, and the like, the EIR may be combined within the Specific Plan text, provided that the technical requirements and elements of the EIR as mandated by the state are fully met.

(`78 Code, § 17.53.070.) (Ord. 1983 § 1 (part), 1990.)

   The Planning Commission shall provide notice of a public hearing pursuant to the procedure outlined in § 17.104.090 of the Corona Municipal Code.

(`78 Code, § 17.53.080.) (Ord. 1983 § 1 (part), 1990.)

   (A)   The Planning Commission shall recommend approval, denial or modification to a Specific Plan by an affirmative vote of not less than a majority of the total voting members. A copy of any Specific Plan amendment recommended pursuant to this chapter shall be submitted to the City Council, accompanied by a statement of the Commission’s reasons for such recommendation.

   (B)   (1)   A Specific Plan shall not be approved or amended unless the following findings are made by the Planning Commission:

         (a)   The plan systematically implements and is consistent with the General Plan;

         (b)   The plan provides for the development otherwise allowed under the conventional zoning classifications;

         (c)   The plan provides for the construction, improvement or extension of transportation facilities, public utilities and public services required by the long term needs of the project and/or other area residents and complements the orderly development of the city beyond the project’s boundaries;

         (d)   The plan provides for the appropriate orientation and relationship between land use within and adjacent to the project.

      (2)   If the Commission cannot make such findings, it shall recommend denial of the proposed Specific Plan and enter its reasons for the denial into the record. The denial shall be final unless appealed to the City Council within ten working days of the Commission’s decision.

(`78 Code, § 17.53.090.) (Ord. 2533 § 1, 2001; Ord. 1983 § 1 (part), 1990.)

   The City Council shall hold at least one public hearing with notice of the time and place of the hearing given in the same manner as the hearing before the Planning Commission. The City Council may approve, deny or modify the Specific Plan. The Specific Plan shall be adopted by ordinance and become effective 30 days following the second reading of the ordinance.

(`78 Code, § 17.53.100.) (Ord. 1983 § 1 (part), 1990.)

   (A)   A Specific Plan text and map may be amended in the same manner as the General Plan except that the Specific Plan may be amended as often as deemed necessary by the City Council. Amendment of a Specific Plan text shall be subject to the same findings as prescribed for initial enactment of a Specific Plan, pursuant to § 17.53.090 of this chapter.

   (B)   An amendment to a Specific Plan text and map may be initiated by the City Planning Commission or the Council or by a private proponent.

(`78 Code, § 17.53.110.) (Ord. 1983 § 1 (part), 1990.)

   (A)   No subdivision map, use permit, precise plan, grading permit, local public works project or zoning ordinance may be approved within the area covered by a Specific Plan unless it is consistent with the adopted Specific Plan.

   (B)   Each Specific Plan shall contain the procedures and requirements by which the plan is implemented and administered.

   (C)   Because the Specific Plan is a regulatory document adopted by ordinance, all development standards contained therein shall be enforceable by law, in accordance with § 17.108.130 of the Corona Municipal Code.

(`78 Code, § 17.53.120.) (Ord. 1983 § 1 (part), 1990.)