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Adoption of a new specific plan or an amendment to an existing specific plan may be initiated in the following manner:
A. Council. The council may initiate the preparation of a specific plan;
B. Commission. The commission may initiate the preparation of a specific plan; or
C. Property Owner. The property owner(s) or the authorized agent, or an affected party may file an application for a specific plan. If the property for which a specific plan or specific plan amendment is proposed is in more than one ownership, all of the owners or their authorized agent(s) shall join in filing the application.
(Ord. 182 § 2 (part), 1997)
A. Pre-Application Conference Procedure.
1. Before submitting an application for a specific plan, the applicant or prospective developer is strongly encouraged to request a pre-application conference with the director to obtain information and guidance before preparing plans, surveys and other data. Coordination of the preparation of the environmental documentation shall also be discussed.
2. Neither the pre-application review nor the provision of available information and/or pertinent policies shall be construed as a recommendation for approval or disapproval by the city representative(s).
3. An appropriate fee(s) shall be charged for the pre-application conference in compliance with the council's fee resolution.
4. The preliminary consultations shall be relative to a conceptual development plan, which shall include the following:
a. Proposed land uses to be developed within the district;
b. Development concepts to be employed;
c. Schematic maps, illustrative material, and narrative sufficient to describe the general relationships between land uses, and the intended design character and scale of the principal features; and
d. A preliminary time schedule for development, including quantitative data, including population, housing units, land use acreage and other data sufficient to illustrate phasing of the proposed development and potential impact(s) on public service requirements.
B. Associated Amendments. All specific plan and specific plan amendment applications shall be accompanied by an application to amend the following:
1. The general plan to incorporate the specific plan by reference;
2. The zoning map to change the underlying zoning district to a specific plan overlay zone.
C. Application Contents. Applications for a specific plan or specific plan amendment shall contain the following information:
1. Application. Completed planning application form and required fee and attachments (see also Section 16.48.030).
2. Text and a Diagram. A specific plan document (or proposed revisions to an adopted specific plan in the case of an amendment application), containing a text and a diagram, prepared in compliance with the city's specific plan guidelines.
(Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)
A. Public Hearing. After the director has reviewed the specific plan and the required environmental documentation has been completed and reviewed, a public hearing before the commission shall held in compliance with Chapter 16.76.
B. Commission's Recommendation. The commission shall make a written recommendation to the council whether to approve, approve in modified form, or disapprove the proposed specific plan or the specific plan amendment, based on the findings contained in Section 16.66.100 (Findings and Decision), below. The recommendation shall be carried by the affirmative vote of the majority of the entire commission.
(Ord. 182 § 2 (part), 1997)
A. Public Hearing. The council shall conduct a public hearing on the specific plan or the specific plan amendment in compliance with Chapter 16.76.
B. Council's Action. The council may approve, approve with modifications, or disapprove the proposed specific plan or specific plan amendment, based on the findings contained in Section 16.66.100 (Findings and Decision), below. Approval of the specific plan or specific plan amendment shall be by ordinance, or by resolution of the council, in compliance with state law (Government Code Section 65453), together with any associated amendments.
C. Specific Plan Document. If the council approves the specific plan with modifications, a final reproducible specific plan document shall be submitted to the city within thirty (30) days of the first reading of the ordinance adopting the specific plan overlay zoning district unless the thirty (30) days is extended by the director.
(Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)
The council may approve a specific plan or amendment only if all of the following findings of fact can be made in a positive manner:
A. The proposed specific plan (or specific plan amendment) is consistent with the objectives, policies, general land uses, programs, and actions of all elements of the general plan;
B. The proposed specific plan (or proposed specific plan amendment) is necessary and desirable in order to implement the general plan;
C. The proposed specific plan (or specific plan amendment) would not adversely affect the public convenience, health, safety, or general welfare, or result in an illogical land use pattern;
D. The development standards contained in the specific plan (or specific plan amendment) would result in a
superior development to that which would occur using standard zoning and development regulations;
E. The proposed specific plan (or specific plan amendment) would be in compliance with the provisions of the California Environmental Quality Act (CEQA); and
F. For specific plan amendments only: In the case of a specific plan amendment, the following additional finding shall be made before its adoption: The proposed specific plan amendment would not create internal inconsistencies within the specific plan and is consistent with the purpose and intent of the specific plan it is amending.
(Ord. 182 § 2 (part), 1997)