The purpose of this chapter is to establish uniform procedures for the adoption and implementation of specific plans for the coordination of future development within the city, pursuant to state law (Government Code § 65450 et seq.).

(Ord. 2005-11 § 3 (part), 2005)

   (A)   City. A new specific plan or an amendment to an existing specific plan may be initiated by a motion of the City Council, or of the Planning Commission or by the Director of Community Development (“Director”).

   (B)   Property owner(s). A new specific plan or an amendment to an existing specific plan may be initiated by an application signed by the owner(s) of all the property affected. If initiated by the property owners, the following shall occur prior to the filing of an application:

      (1)   Pre-submittal review. A preliminary application and fee are required prior to filing a formal specific plan application. A pre-application conference with representatives of the Community Development and Public Works departments is required prior to filing of the formal specific plan application. This is intended to provide direction to the applicant and to provide information prior to preparation of detailed plans.

      (2)   Public meetings. The applicant shall hold at least one public meeting for the neighborhood to identify potential community impacts and concerns relating to the proposed plan. Public notice of the meeting shall be required. The Director shall define the noticing procedures at the pre-application conference based on areas that may be directly impacted by the proposed plan.

(Ord. 2005-11 § 3 (part), 2005)

   No privately initiated application for a specific plan or amendment will be accepted unless accompanied by a development proposal for all or a portion of the area included in the specific plan or amendment. A development proposal in compliance with this section shall include, at a minimum, an application for a subdivision map, and/or an application for a conditional use permit.

(Ord. 2005-11 § 3 (part), 2005)

(Ord. 2005-11 § 3 (part), 2005)

   (A)   The application for a specific plan or amendment shall be on forms prescribed by the Department of Community Development and must be submitted to the Director along with the appropriate application fee.

   (B)   The City Council shall establish and set application fee(s) for the filing of specific plans and amendments. The fee(s) and the amount of the fee(s) shall be set by resolution. The Council may, by resolution, amend the amount of the fee(s) from time to time.

(Ord. 2005-11 § 3 (part), 2005)

   A specific plan application shall include text and diagrams which contain all of the provisions outlined in Government Code §§ 65451 and 65452. The form and content of the specific plan shall contain, at a minimum, the following:

   (A)   A boundary survey map of the property and calculation of the gross land area within the proposed zoning district. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property.

   (B)   A topographical map and general grading concept plan for environmentally sensitive areas, if applicable.

   (C)   A diagram, text, and exhibits describing the site, proposed land uses, circulation, public facilities and services and phasing.

   (D)   A preliminary report 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 and school facilities.

   (E)   A discussion of how the specific plan implements, and is consistent with, the applicable elements of the general plan.

   (F)   A description of site development standards including but not limited to, listing of allowable uses, maximum and minimum regulations, required setbacks and supplemental illustrations as required, establishing the basic community architectural character, environmental character and environmental design qualities to be attained throughout the specific plan area.

   (G)   A phasing and financing plan to assure the adequate provision of public utilities, improvement and other facilities.

   (H)   The specific plan shall contain any additional information determined to be necessary by the Director, Planning Commission or City Council based on the characteristics of the area to be covered by the plan, applicable policies of the General Plan, or any other issue(s) determined to be significant.

(Ord. 2005-11 § 3 (part), 2005)

   (A)   Filing and initial processing. A draft specific plan proposed by a property owner shall be filed with the Department of Community Development. A draft specific plan proposed by an applicant or prepared by the city shall then be processed in the manner as required for General Plans by state law (Government Code §§ 65350 et seq.), and as provided by this chapter.

   (B)   Hearing and notice. Upon receipt in proper form of a specific plan application, or upon initiation by the Director, Planning Commission, or City Council, and following review by the department, public hearings shall be set before the Planning Commission and City Council. In addition to the noticing requirements pursuant to § 17.52.320 of this code, notice of the hearings shall also include any parties receiving notice for the public meeting pursuant to § 17.54.020(B)(2) above.

   (C)   Planning Commission action on specific plans. The Planning Commission shall make a written recommendation to the City Council on the proposed specific plan, whether to approve, approve in modified form or disapprove, based upon the findings contained in this chapter.

   (D)   City Council action on specific plans. Upon receipt of the Planning Commission's recommendation, the City Council may approve, approve with modifications, or disapprove the proposed specific plan based upon the findings contained in this chapter.

   (E)   Findings. A specific plan may be adopted only if all of the following findings are made:

      (1)   The proposed specific plan is consistent with the objectives, policies, general land uses, and programs of the general plan and other adopted goals and policies of the city.

      (2)   The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city.

      (3)   The subject property is physically suitable for the requested land use designations and the anticipated land use developments.

      (4)   The proposed specific plan shall ensure development of desirable character, which will be compatible with existing and proposed development in the surrounding neighborhood.

   (F)   Environmental review. The adoption or amendment of a specific plan shall be subject to environmental review in compliance with the California Environmental Quality Act (“CEQA”) and the city’s CEQA Guidelines.

(Ord. 2005-11 § 3 (part), 2005)

   (A)   Development within specific plan area. After the adoption of a specific plan, a public works project, a tentative map or parcel map, conditional use permit and an amendment to the city’s comprehensive zoning law may be approved or adopted within an area covered by a specific plan only if it is first found consistent with the General Plan and the specific plan. The Council may impose a specific plan fee surcharge on development permits within the specific plan area, in compliance with state law (Government Code § 65456). The amount of the fees shall be set by resolution of the City Council and may be amended from time to time.

   (B)   Amendments. An adopted specific plan may be amended as often as deemed necessary and shall be amended through the same procedure specified by this chapter and in state law for the adoption of a specific plan.

   (C)   Repeal. A specific plan may be repealed in the same manner as it is required to be amended.

(Ord. 2005-11 § 3 (part), 2005)