17.52.070 Specific plans.
A. Purpose and Applicability. The purpose of the specific plan (S-P) combining district is to provide for the special regulations in areas where environmental or economic opportunities or constraints require the creative and innovative use of land which may be otherwise limited or prohibited by the standard provisions of other parts of this chapter. The specific plan district is designed to allow diversity in the relationship between buildings and open spaces so as to create unique and interesting physical environments, to maximize usable open space while at the same time preserving the public health, safety and welfare.
B. Specific Plan Permit Procedures. A specific plan district may be initiated by the city, or the property owner or an authorized representative. A specific plan district shall be established by ordinance in accordance with the procedures set out in Chapter 17.76. Development within an S-P district shall require a specific plan permit for which an application shall be submitted concurrently with an S-P overlay zoning request. An application shall include all the information required by California Government Code, Article 8, Specific Plans, and all other information determined by the director to be necessary for review of the application.
C. Development Standards. Development in the specific plan district shall comply with the following standards:
1. All development shall be consistent with the goals and policies of the general plan and with the uses, density and intensity standards of the general plan land use category applicable.
2. Development in the district shall be demonstratively superior to any other development that could occur without the special planning designation. In making this determination, the following factors shall be considered:
a. Appropriateness of the use at the proposed location;
b. The mix of housing styles and costs;
c. Provisions of units affordable to persons of low and moderate income;
d. Provisions of infrastructure: improvements, including water distribution and sewage collection;
e. Provisions of open space;
f. Compatibility of proposed use(s) with surrounding area;
g. Use of innovative technology and materials;
h. Use of innovative architectural design;
i. Overall contribution to the enhancement of the environment within the city;
j. Creativity in design and land use.
3. The special planning district may only be applied to projects consisting of five or more acres.
4. General development standards are shown in the following Table 5-2:
Development Standard | Requirement | Additional Requirements |
|---|---|---|
Lot Standards | ||
Minimum lot area | 5 acres | See 17.24.020(D) |
Parking | Determined by specific plan approval | |
Landscaping | ||
Minimum Setbacks | ||
Front Side Rear | Determined by specific plan approval | See 17.24.020(D) |
Structure Height | ||
Height | Determined by specific plan approval | See 17.24.020(D) |
Number of stories | ||
5. If development approved pursuant to this section has not commenced within three years of the approval, the city council may initiate a reclassification of the property in accordance with the procedures set out in Chapter 17.76, unless:
a. Building permits for approved development have been issued within six months of the development expiration date.
b. A valid tentative subdivision or parcel map for proposed development has been approved.
c. A written request for extension has been filed before the expiration of the three-year period. Such extension shall be approved by the city council and shall not exceed three years in length. In any event, development approved in accordance with this chapter shall be commenced or necessary final subdivision maps be recorded within six years of the original approval.
6. If the time limits specified herein are not met, the city council may initiate reclassification of the property to a zone(s) consistent with the general plan in accordance with the procedures set out in Chapter 17.76.
7. The planning director may approve minor plan modifications to an approved specific plan district site development plan in accordance with the procedures set out in Section 17.52.100 if the planning director determines that the requested modification(s) does not constitute a substantial change in the approved project. (Ord. 706 § 3 (Exh. A), 2019).