Size and/or shape of property;

Relation to surroundings;

Drainage conditions;

Unusual conditions pertaining to the property, requiring special consideration for access, utilities or fire protection;

Necessity for street, highway and alley pattern; and

Location of open spaces.

Submittal of a completed application by the property owner, or the owner's agent; or

Resolution of intention of the city council; or

Resolution of intention of the planning commission; or

City Council action.

The proposed specific plan or specific plan amendment serves the public interest.

The proposed specific plan or specific plan amendment will systematically implement the city's general plan.

Regulations limiting the location of buildings and other improvements with respect to existing or planned rights-of-way;

Regulations of the use of land and buildings, the height and bulk of buildings and the open spaces around buildings;

Street and highway naming and numbering plans in order to establish the official names of streets and highways, to remove conflicts, duplication and uncertainty among such names and to provide an orderly system for the numbering of buildings and properties;

Such other matters which will accomplish the purposes of this chapter, including procedures for the administration of such regulations;

Such other measures as may be required to insure the execution of the general plan; and

Regulations controlling the development of a single property in more than one zone in order to permit the reasonable development of the subject property which is compatible with the surrounding area and consistent with the goals and objectives of the general plan. In the case of residential development, the total number of dwelling units shall not exceed the total number permitted by the sum of each of the individual zones on the property. Within such specific plan areas flexibility may be accorded in the distribution of parking spaces, landscaping and other features of design.

Text and diagrams indicating the distribution, location, and extent of land uses, including open space, within the proposed specific plan area.

Text and diagrams indicating the distribution, location, extent and intensity of major components of public and private transportation, sewer, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the proposed specific plan and needed to support the land uses described in the plan.

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

A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to implement the requirements of the plan.

A statement explaining the relation of the specific plan to the general plan.