A. General Requirements For A Specific Plan Proposal: Property that is held in single or multiple ownership may be considered for a specific plan. The town, property owner(s), or owner's representative, may initiate the specific plan.
B. Presubmittal And Preparation Of Specific Plans: A presubmittal application and a draft specific plan shall be submitted to the planning division before filing a formal specific plan application. A preapplication conference with the planning division is required prior to the filing of the formal specific plan application.
C. Draft Specific Plan: A draft specific plan application shall contain text and diagrams which include all of the elements outlined in state Government Code sections 65451 and 65452. In addition, specific plans shall include an inventory of natural resources that are deemed to be significant to the project area and environmentally sensitive habitat areas, an analysis of existing infrastructure, and a proposal for detailed land uses, regulations, conditions, and programs as are necessary or convenient for the systematic implementation of the general plan and its various elements as may be appropriate. The town's planning division shall make available detailed guidelines for the preparation of specific plans. Specifically, a draft specific plan shall include the following information:
1. A survey of the property, showing existing features including trees, structures, fences and walls, streets, easements, utility lines, land uses, existing zoning, and existing ownership;
2. An illustrative plan and conceptual site plan of the development of the entire specific plan area delineated on one or more maps showing:
a. Project land use, densities, existing and proposed streets, public use areas (schools, parks, fire stations, etc.), and open space and major landscape features;
b. General plan land use and zoning designations;
c. Where appropriate, a slope analysis, including the number of acres in each slope category.
3. A general outline of the specific plan text describing the goals, objectives, and policies/concept; a tabulation of the land area to be devoted to various uses, including open space; a calculation of the overall density and the average densities per net residential acre of the various residential areas; and a summary of development standards for residential, commercial and/or industrial uses when those uses are proposed;
4. The text shall include development standards to be implemented as performance standards for the specific plan, including:
a. A statement proposing the method of maintaining common open areas and facilities;
b. A description of the proposed grading program including a topographic map showing areas of major grading;
c. Identification of proposed future ownership and maintenance of streets, driveways, sidewalks, pedestrianways and open space areas;
d. A brief discussion of the project as it relates to each of the general plan elements, including land use, circulation, housing, open space/conservation, noise, and safety;
e. Proposed standards for height, open space, building intensity and public improvements;
f. A statement and detailed description for the method of financing for the installation of any public infrastructure.
5. After reviewing the draft specific plan, the director shall furnish the applicant with written comments regarding the review conference(s), including appropriate recommendations to inform and assist the applicant prior to preparing the final specific plan.
D. Final Specific Plan: The final specific plan shall contain the information contained in the draft specific plan and other additional information as determined to be necessary by the director, commission, or council. This additional information may include, but shall not be limited to, the following:
1. Copies of legal documents required for dedication or reservation of public or private open space, for the creation of homeowners' associations for open space maintenance, or for the creation of financing districts;
2. A fiscal impact analysis as may be required by the director;
3. A market study discussing the viability of the proposed project as may be required by the director. (Ord. 243, 10-15-2013)