Norco City Zoning Code
CHAPTER 18
52 SPECIFIC PLAN
§ 18.52.02 Intent and Purpose.
The intent and purpose of the specific plan is to:
(1)
Provide a method for and to encourage the orderly implementation of the general plan and any applicable regulations by the comprehensive planning and development of large areas of land under unified ownership or developmental control so that the entire area will be developed in accord with an adopted master plan to provide an environment of stable and desirable character.
(2)
Provide a flexible regulatory procedure to encourage creative and imaginative planning involving a mixture of uses, as permitted by zoning with open space and community facilities, both public and private.
(3)
Provide a framework for the phased development of an approved planned area to provide assurance to the developer that later development will be acceptable to the City.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.04 Initiation.
The Planning Commission may, or if so directed by the City Council, shall prepare specific plans based on the general plan and drafts of such regulations, programs, and legislation as may in its judgment be required for the systematic execution of the general plan, and the Planning Commission may recommend such plans and measures to the City Council for adoption. Furthermore, any property owner(s), or a designated representative of the property owner(s), may by written notice to the City Council, request that the City prepare a Specific Plan. Said written notice shall be filed with the City Clerk for transmittal to the City Council. The City Clerk shall forward said written notice to the City Council not fewer than ten calendar days and no more than 45 calendar days after receipt. The Council within a period not to exceed 45 calendar days following receipt of said written notice shall announce its findings and decisions. If the City Council finds that a Specific Plan is desirable, the Council shall direct the Planning Commission to prepare the Specific Plan.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.06 Area Included in Specific Plan.
The Specific Plan shall include all contiguous property owned by the applicant, any adjacent parcels less than 10 acres in area, and any lands that are an integral part of the planning area as determined by the City Council.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.08 Application.
Upon City Council direction, the Planning Commission shall prepare the Specific Plan based upon the following information:
(a)
Land use map showing the location of development proposals consistent with the zone, open space, agriculture, recreation facilities, parks, trails, educational facilities, religious facilities, public buildings and grounds, together with regulations establishing height, bulk and setback limits for such buildings and facilities, including the location of areas, such as flood plains or excessively steep or unstable terrain, where no building will be permitted in the absence of adequate precautionary measures being taken to reduce the level of risk to that comparable with adjoining and surrounding areas.
(b)
The location and extent of existing or proposed major and collector streets within the property or needed for servicing the project, their names or numbers, the tentative proposed widths with reference to prospective standards for their construction and maintenance, and the location and standards of construction.
(c)
Provisions for water supply, sewage disposal, storm water drainage and the disposal of solid waste.
(d)
Preliminary grading plan indicating areas to be graded and the estimated amount of earth to be moved.
(e)
Standards for the conservation, development, and utilization of natural resources, including underground and surface waters, vegetation and soils, streams, and fish and wildlife resources. Such standards shall include where applicable, procedures for flood control, for prevention and control of pollution of rivers, and other waters, regulation of land use in stream channels and other areas which may have a significant effect on fish, wildlife and other natural resources of the area, the prevention, control and correction of soil erosion caused by subdivision roads or any other sources, and the protection of watershed areas.
(f)
The implementation of all applicable provisions of the open-space element as provided in the City's General Plan.
(g)
A scenic preservation plan delineating scenic natural features and view areas and how they are to be retained.
(h)
A phasing plan indicating what sequence various areas of the project will be constructed and when the public facilities servicing these areas will be constructed.
(i)
A text providing explanations and description of the information contained on the maps and plans required above. In addition, the text shall contain all detailed regulations, conditions, programs and proposed legislation which may be necessary for the systematic implementation of the Specific Plan.
(j)
Such other measures as may be necessary or convenient to insure the execution of the general plan.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.10 Preparation.
Upon directing the Planning Commission to prepare a Specific Plan, the City Council shall allocate the responsibilities of the preparation of the Specific Plan. The City Council may require the property owner(s) to prepare the necessary information and plans or establish appropriate fees for their completion and administrative costs, or a combination of both.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.12 Transfer of Density.
The size and distribution of lots within a subdivision of land shall be in compliance with the General Plan and adopted Specific Plan. However, where a conflict occurs in developing a proper subdivision of land due to the location of and/or access to areas, or adequate building sites the City may permit the transfer of densities to more suitable locations within the area provided such provisions are specifically permitted by the adopted Specific Plan and further provided the overall density permitted in the Specific Plan is not increased nor any lot is less than 20,000 square feet in area.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.14 Environmental Review.
The Specific Plan shall be accompanied with a draft Environmental Impact Report (EIR). The information required for a Specific Plan may be incorporated by reference in the EIR. Upon certification of the EIR no further EIR or Negative Declaration pursuant to the State Public Resource Code (commencing with Section 21000) need be filed for any residential project which is undertaken pursuant to and in conformity with, the adopted Specific Plan for which the EIR has been certified. However, an amendment to the Specific Plan will require an environmental assessment, which may necessitate a supplemental EIR. Such supplemental EIR shall be processed along with the amended Specific Plan as provided above.
(Ord. 513 Sec. 8 (part), 1984)
§ 18.52.16 Approval Process.
A Specific Plan shall be processed in the manner of an ordinance amendment as contained in Chapter 18.43 of this code and follows:
(1)
Planning Commission Action: Pursuant to Chapter 18.43, the Planning Commission shall hold a public hearing to review all pertinent information as required in Sections 18.52.08 and 18.52.10. Upon satisfaction that the proposed Specific Plan and draft EIR contain sufficient information and direction to effectively carry out the intent of the general plan and other pertinent City policies and regulations, the Planning Commission shall prepare the final Specific Plan for City Council adoption and certification of the EIR.
(2)
City Council Action: Pursuant to Chapter 18.43, the City Council shall hold a hearing on the adoption of the Specific Plan and certification of the EIR.
(3)
Administration: Upon adoption, the Director of Community Development shall affix to the zoning map, a notation of the area for which the Specific Plan is in effect. All future zoning or subdivision applications shall meet the requirements of the Specific Plan and where appropriate, the standards set forth in the zone code.
(Ord. 513 Sec. 8 (part), 1984)
