The purpose of the specific plan district (SP) is to provide a vehicle for implementing the city's general plan on an area specific basis. A specific plan prepared in accordance with the standards set forth herein is intended to serve as a regulatory document, consistent with the general plan. In the event of an inconsistency, or conflict between an adopted specific plan and comparable regulations of the municipal code, the specific plan will prevail.

(Ord. 95-06, passed 4-24-95)

   Specific plans are authorized by Cal. Gov't Code §§ 65450 et seq. which specifies minimum contents and provides for fees and an additional environmental review procedure.

(Ord. 95-06, passed 4-24-95)

   Chapter III Section A(9) of the land use element of the general plan encourages the preparation of specific plans and identifies certain areas of the city for which specific plans are required prior to development.

(Ord. 95-06, passed 4-24-95)

   It is not necessary for specific plan areas to be delineated on the general plan land use map. On the zoning map a specific plan district will be delineated in a manner similar to that of any other zoning district except that each specific plan zoned area shall also bear a number which distinguishes it from other specific plan areas. In most cases, an adopted specific plan will create zoning categories unique to that plan; those zoning categories will be described within the plan itself rather than on the zoning map or in the municipal code.

(Ord. 95-06, passed 4-24-95)

   (A)   A specific plan shall be adopted by resolution, following public hearings before the Planning Commission and City Council. Application for other entitlements may be made simultaneously with the specific plan application. In some circumstances, simultaneous applications may be necessary.

   (B)   Concurrent with the adoption of a specific plan, the plan area must be zoned SP and assigned a number as required in § 153.308 above. The zoning and specific plan applications may be processed simultaneously. In some areas it may be necessary or appropriate to link adoption of the specific plan with adoption of other entitlements or programs such as subdivision or parcel maps, area facilities plans, design guidelines, monitoring programs, PD permits, financing mechanisms, etc. The specific plan shall define the relationship of the plan to other approvals.

(Ord. 95-06, passed 4-24-95)

   The application for a specific plan shall be in accordance with public hearing processes prescribed in Cal. Gov't Code § 65453 and shall include text and diagram(s) as required by the Planning Commission to properly evaluate the ability of the proposed specific plan to carry out the city's general plan. Due to the significant role an adopted specific plan plays in the implementation of the general plan, application preparers shall seek guidance from the Planning Department and, if necessary, the Planning Commission, prior to submitting an application for a specific plan. Such guidance regarding relevant general plan goals, policies, land use and implementation programs shall be provided through pre-application conferences, written material, study sessions or other appropriate means. Application and implementation fees for specific plans shall be as set by resolution of the City Council.

(Ord. 95-06, passed 4-24-95)

   (A)   State law requirements. State law specifies at Cal. Gov't Code § 65451 the matters which must be included in a specific plan:

      “(A)   A specific plan shall include a text and diagram or diagrams which specify all of the following in detail:

         (1)   The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.

         (2)   The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

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

         (4)   A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out divisions (1), (2) and (3) above.

      (B)   The specific plan shall include a statement of the specific plan to the general plan.”

   (B)   City requirements.

      (1)   The city's requirements include the state requirements listed above but in sufficient depth, scope and detail to provide not only policies for the development of the area but also specific standards for regulating that development.

      (2)   A specific plan must include the following:

         (a)   The proposed land uses for all areas covered by the plan.

         (b)   The location of and types of streets.

         (c)   Public facilities and infrastructure required to serve developments within the specific plan area.

         (d)   Proposed conservation open space and/or recreation areas, if any.

         (e)   Financial and economic analysis.

      (3)   To meet the goal of tailoring general plan implementation to a specific area, no one format is prescribed, but the text and diagrams prepared must be organized in a manner that clearly states the goals of the specific plan and clearly sets forth regulations in a format readily usable by both professional and lay persons who may have a role in implementing the specific plan. The Planning Department shall provide a checklist and examples of specific plan contents to assist applicants.

(Ord. 95-06, passed 4-24-95)

   It is anticipated, under the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.) and guidelines, that most specific plans will require preparation of an environmental impact report. Once certified, the EIR for a specific plan may be relied upon for further entitlements to the extent allowed by the law, sought subsequent to adoption of the specific plan.

(Ord. 95-06, passed 4-24-95)

   A specific plan may be amended as necessary under the same procedure as adoption of a specific plan.

(Ord. 95-06, passed 4-24-95)

   Since specific plan applications are flexible, expiration will be determined on a case-by-case basis. Like other city regulations, most specific plan approvals will not expire unless replaced by a subsequently adopted specific plan or rendered obsolete by adoption of a conflicting general plan designation. In some cases, however, limiting the duration an approval may be appropriate when the specific plan is linked to another entitlement which expires (that is, much as a tentative subdivision map). The resolution adopting a specific plan shall specify the duration of the specific plan and any means of extension, which may include an evaluation of an applicant's due diligence in satisfying specific plan provisions.

(Ord. 95-06, passed 4-24-95)