SPECIFIC PLAN
Sections:
20.612.010 Applicability.
20.612.020 Application for specific plan.
20.612.030 Procedures for specific plan.
20.612.040 Density
20.612.050 Findings for approval of specific plan.
20.612.060 Amendments to adopted specific plan.
20.612.010 Applicability.
A specific plan is required for any development in excess of 160 acres
in areas shown on the master plan land use map as “receiving area” (RA). A
specific plan may be used in conjunction with either subdivision maps or a planned
development, and may be used for projects of 40 acres or greater. If a request
to establish a specific plan is initiated by a property owner or his authorized
agent, the specific plan shall be submitted with the appropriate application
materials and fees. Specific plans in receiving areas must use transfer
development rights in connection with any change in intensity or density of
use, including any change to a residential, commercial, or industrial zoning
district or combination thereof. (Ord. 1008, 2002; Ord. 801, 1997; Ord.763,
1996) 
20.612.020 Application for specific plan.
An application for a specific plan shall be submitted
to the community development department. The
application shall be processed by the department
as provided in chapter 20.04. If the property
is not within a single ownership and all owners
agree to the proposed development, then all owners
shall join the application, and a map showing
the extent of ownership shall be submitted with
the application. The application shall include,
but not be limited to a plan depicting a land
use and circulation system concept for the property
that is consistent with the goals and policies
embodied in the master plan, conceptual infrastructure
plans, open space plans and other facilities
necessary to serve the site given existing and
planned public facilities and services. The following
documents shall be included in the application,
provided that the director may waive submission
of documents that are not pertinent to the proposed
development:
A. A map showing proposed specific plan area boundaries
and the relationship of the area to abutting
uses and structures;
B. A map of the specific plan area showing sufficient
topographical data to indicate clearly the character
of the terrain, the location of ridgelines and
drainage patterns and active or potentially active
faults;
C. A plan indicating the existing and proposed uses,
approximate gross floor area, lot coverage, height,
parking and density;
D. A circulation plan, showing proposed streets
and the relationship to the local and regional
circulation system, and a traffic impact analysis;
E. A preliminary development schedule indicating
phases or tentative subdivision boundaries, the
sequence and timing of development and the timetable
for provision of adequate public facilities and
services;
F. A plan for extension of public facilities and
services and for flood control and drainage,
including proposed financing arrangements for
public improvements;
G. Any additional requirements as are needed to
meet approval standards; and
H. Terms for abandonment or termination of the project.
(Ord. 763, 1996)
20.612.030 Procedures for specific plan.
The board, upon recommendation of the planning commission,
shall be the final hearing body for specific
plans. The planning commission shall prepare
its recommendation following a public hearing
pursuant to section 20.24.010. Published and
personal notice pursuant to chapter 20.20 shall
be required. Following receipt of the commission’s
recommendation, the board shall render its decision
in accordance with section 20.12.010. (Ord. 763,
1996)
20.612.040 Density.
A. A specific plan situated within a master planned receiving area may
increase the allowed residential densities by acquiring transfer development
rights, as provided by chapter 20.500. Establishing industrial or commercial
zoning districts or uses within the receiving area required transfer of development
rights in the amount of 10 units per acre. If a specific plan is approved
subject to transferred development rights, the transfers must be perfected and
recorded prior to recordation of the final plan for the phase or phases in which
they are to be used.
B. A specific plan situated within a receiving area
may apply to the planning commission and board,
and the planning commission may recommend, and
the board approve, a waiver of the requirement
of transferred development rights. The number
of transferred development rights waived may
not exceed the number or percentage of affordable
housing units provided within the project, as
defined, and for the duration provided by subsection
20.440.020.G. The approval of a waiver, and
provision of the affordable housing units, must
be in the manner otherwise provided for density
bonus and affordable housing agreements in chapter
20.440.
C. An applicant proposing a specific plan may apply to the planning commission
and board, and the planning commission may recommend, and the board approve,
a density bonus or affordable housing agreement, in accordance with the provisions
of chapter 20.440. (Ord. 1008, 2002; Ord. 801, 1997)
20.612.050 Findings for approval of specific plan.
In order for the planning commission to recommend
approval and the board to approve the proposed
specific plan, the following findings shall be
made:
A. That the proposed location of the development
and the proposed conditions under which it will
be operated or maintained is consistent with
the goals and policies embodied in the master
plan;
B. That the proposed development is in accordance
with the purposes and objectives of this title
and, in particular, will further the purposes
stated for each zoning district;
C. That the proposed development conforms to the
adequate public facilities policies of this title;
D. That the development will not be detrimental
to the public health, safety or welfare of persons
residing or working in or adjacent to such a
development; and will not be detrimental to the
properties or improvements in the vicinity or
to the general welfare of the county; and
E. That the applicant has demonstrated the ability
to provide transfer development rights (TDR’s)
to meet project phasing. (Ord. 763, 1996)
20.612.060 Amendments to adopted specific plan.
Requests for amendments to an adopted specific plan shall
be processed in the same manner as an application
for original approval of the specific plan. (Ord.
763, 1996)
