The city recognizes that certain parcels in Santa Paula may benefit from focused planning efforts whereby infrastructure, land use relationships, land use intensities, and public service needs can be carefully examined and planned in a comprehensive manner. The Specific Plan provides a mechanism to carry out such planning efforts. The purpose of this Chapter 16.216 is to establish uniform procedures and guidelines for Specific Plans prepared pursuant to Cal. Gov’t Code Title 7, Division 1, Chapter 3, Article 8.

(Ord. 1104, passed 7-19-04)

   (A)   A Specific Plan application may be initiated by a majority of the property owners in the area of a proposed Specific Plan.

   (B)   The City Council or Planning Commission may initiate an application for a Specific Plan.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)

   A pre-application conference with the Planning Director is required prior to the formal submission of a Specific Plan application. The purpose of the meeting is to review with the applicant the city's requirements for specific plan content, applicable policies, infrastructure needs, and other information as determined by the Planning Director.

(Ord. 1104, passed 7-19-04)

   In addition to a formal application completed pursuant to Chapter 16.202 (Applications, Processing, Filing, and Fees), the applicant shall:

   (A)   Submit a draft Specific Plan containing text and diagrams that specify the following in detail:

      (1)   A boundary survey map of the property. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property.

      (2)   Topography of the property and the preliminary proposed finished grade shown at contour intervals of five feet or less.

      (3)   The gross land area of the proposed development, the present zoning classification of the proposed development, and the zoning classification and land use of the area surrounding the proposed development, including the location of structures and other improvements.

      (4)   A general land use map setting forth the proposed uses of all sections or areas within the subject property and the approximate acreage of each.

      (5)   An accompanying report setting forth the land use regulations that constitute the standards of development designed to govern those sections or areas specified in the Specific Plan. These standards shall contain definitions and information concerning the requirements for building site coverage, building heights, building setbacks, off-street parking, vehicular access, signing, lighting, storage, screening, landscaping, conservation, utilization of natural resources, and other information which the Planning Director shall require to insure compliance with the purposes of this Development Code.

      (6)   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.

   (B)   Include a statement in the Specific Plan indicating that the Plan is either:

      (1)   Consistent with the Santa Paula General Plan; or

      (2)   Will be consistent with the Santa Paula General Plan if amended to provide for this particular plan. A statement as to how the proposed zone change and General Plan amendment will further the goals and objectives of the city's General Plan shall be included.

   (C)   Include any other information as may be required by the Planning Director to permit complete analysis and appraisal of the proposed Specific Plan.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)

   (A)   A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of Chapter 16.204 (Public Hearings).

   (B)   At the public hearing, the Planning Commission shall review the application and proposal and receive evidence as to how or why the proposed Specific Plan is consistent with the objectives of this Title 16, the General Plan, and development policies of the city.

   (C)   The Planning Commission shall act by resolution to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to recommend approval or approval with modifications.

   (D)   The Commission's resolution shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the City Council.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)

   (A)   Upon receipt of a Planning Commission resolution, the City Clerk shall set the matter for hearing before the City Council as provided for in Chapter 16.204 (Public Hearings) of this Title 16.

   (B)   At the hearing, the City Council shall review the Commission's recommendation and may receive evidence as to how or why the proposed Specific Plan is consistent with the objectives of this Title 16, the General Plan, and development policies of the city.

   (C)   The City Council shall act to approve or deny the application. A majority vote of the entire Council is required to approve a Specific Plan. The Council's action to approve a Specific Plan shall be by ordinance.

   (D)   If the City Council proposes any substantial modification to the application not previously considered by the Planning Commission, the Council shall refer the matter back to the Commission for consideration. No public hearing shall be required. Failure of the Commission to act within 45 days of receiving the Council's request shall provide the Council with authority to act without the Commission's recommendation.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)

   Prior to approving a Specific Plan, the City Council shall make the findings:

   (A)   That the proposed Specific Plan or amendment promotes public health, safety, and general welfare, and serves the goals and purposes of this Title 16;

   (B)   That the proposed Specific Plan or amendment is consistent with the goals, policies, and objectives of the General Plan; and

   (C)   That the proposed Specific Plan or amendment will not adversely affect surrounding properties.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)

   (A)   An approved Specific Plan may be amended in the same manner required for initial applications for a Specific Plan, as set forth in this Chapter 16.216.

   (B)   No application for a Specific Plan amendment will be accepted unless accompanied by a development proposal for all or a portion of the area included within the proposed amendment area.

   (C)   The city may initiate amendments to any portion of a Specific Plan. In the case of such a city- initiated amendment, no associated project is required.

   (D)   The following changes to a Specific Plan shall require a Specific Plan amendment:

      (1)   Changes to the text or maps other than the addition of information that does not change the effect of any regulation.

      (2)   Changes in any Specific Plan boundary.

      (3)   Increase or decrease in the specified density for any area.

      (4)   Changes in standards or regulations, including landscaping and design standards.

(Ord. 1104, passed 7-19-04; Am. Ord. 1159, passed 6-19-06)