The purpose of this chapter is to provide a framework for the Specific Plan Area (SPA) Zone through a standard process and general regulations and, specifically, to accomplish the following:

A.

Implement the goals, objectives, and policies of the General Plan.

B.

Provide a planning process for the initiation, review, and regulation of comprehensively planned urban communities affording flexibility to the developer in a context of City review that ensures provision of necessary public services and facilities.

C.

Establish a development review framework for comprehensibly planned communities pursuant to the authority provided in Government Code Section 65450 for the preparation of Specific Plans.

In addition to the purposes of this Zoning Ordinance and chapter, the purpose of the SPA Zone is as follows:

A.

Specific Plan Area (SPA) Zone. To provide the opportunity for a creative, comprehensive planning approach for the use and development of land through innovative building types and site design. This Zone affords flexibility to the developer in a context of City review that ensures comprehensive planning and the provision of necessary public services and facilities. The SPA Zone is intended to implement and is consistent with the SPA land use designation of the General Plan.

This chapter, including all standards and processes, is applicable to all new development within undeveloped SPA Zone(s) identified by the Zoning Map. SPA Zones that are regulated by an existing adopted Specific Plan shall be exempt from this chapter; all activities within such areas shall be subject to the existing standards and procedures of the applicable Specific Plan.

New development within undeveloped SPA Zones shall require the application, processing, and adoption of a Specific Plan, subject to the provisions of Chapter 20.535 (Specific Plans).

A.

Minimum Size. Minimum development size for a Specific Plan shall be determined by the following conditions, consistent with Chapter 20.535 (Specific Plans):

1.

Minimum development size for a Specific Plan shall be five (5) acres of contiguous property, or

2.

Less than five (5) acres may be permitted by the Director where the property is adjacent to any of the following:

a.

An existing Specific Plan property, or

b.

The entire contiguous block or site of an existing undeveloped SPA Zone property, or

c.

The entire contiguous block or site of a Mixed Use Zone property, or

d.

The property has been designated on the General Plan Land Use map as "Specific Plan" or as a "Special Consideration" property, which requires a Specific Plan for any future development or redevelopment of the site.

B.

Concurrent Mapping. A Zone amendment shall be processed if the property is not already zoned SPA, consistent and concurrent with the Specific Plan.

The allowable land uses and all applicable land use regulations for implementation within the SPA Zone shall be established by the Specific Plan for the Zone, subject to the standards and conditions of Chapter 20.535 (Specific Plans).

A.

Compatibility. All uses shall be compatible with the intent of this Zoning Ordinance.

B.

Uses Required. SPA Zone Specific Plans on properties with the General Plan land use designation of "Mixed Use" shall include a mixed use component. All other properties that are designated with a "Special Consideration" designation on the General Plan Land Use map shall include a development proposal that is consistent with the General Plan land use, which may include residential, senior residential, commercial, or industrial development.

C.

Silent Regulations. Where the regulations of a Specific Plan are silent or not specifically referenced, the comparable regulations of this Zoning Ordinance and all adopted ordinances, regulations, standards, and guidelines of the City shall apply, subject to the Director's discretion, unless otherwise declared by the Planning Commission.