Chapter 18.39
SPECIFIC PLANS

Sections:

18.39.010    Intent and authority.

18.39.015    Specific plan – When used.

18.39.020    Administration.

18.39.025    Residential density.

18.39.030    Procedures and processing.

18.39.040    Specific plan contents.

18.39.010 Intent and authority.

This chapter is established to provide procedures for consideration of specific plans as authorized by Government Code Section 65450 et seq. and other applicable provisions of law. It is also the intent to describe the relation between an adopted specific plan and the provisions of this Title 18.

A. The specific plan (“SP”) zone is intended to provide for the classification and development of a parcel or parcels of land as a coordinated, comprehensive project that will result in a more desirable development or physical environment than would be possible through the strict application of conventional zoning regulations and standards.

B. The regulations established in a specific plan zone will allow residential, commercial or industrial land uses and development standards created specifically for the project area, while ensuring compliance with the spirit, intent and provisions of Titles 17 and 18 of this code, the general plan of the city, and other applicable laws. Guidelines, regulations and development standards incorporated in any specific plan zone are intended to achieve the following:

1. Respond sensitively to the natural and built environment and increase amenities to serve the inhabitants and surrounding community and neighborhood area;

2. Minimize the alteration of existing land forms and preserve significant natural features and vegetation unique to the city;

3. Conserve the historic, cultural and scenic assets of the city;

4. Provide an enriched environment with aesthetic cohesiveness and harmonious massing of structures within a framework of natural and landscaped open space through the utilization of superior land planning and architectural design;

5. Minimize the intrusion of new development into environmentally sensitive areas;

6. Protect new development from adverse visual impacts and excessive noise from nearby off-site structures and transportation corridors. (Ord. 1545 § 2 (part), 1998)

18.39.015 Specific plan – When used.

A. Specific plans may be initiated by the city or by an applicant in accordance with the procedures set forth in Chapter 18.52.

B. A specific plan shall be required for any housing project on a site of five acres or more, planned as an integrated development in the R-1, R-2, R-3, R-4, MU, or C-R zone. (Ord. 1738 § 43, 2012)

18.39.020 Administration.

Specific plans and the regulations contained therein may reference existing provisions and procedures of this Title 18, or they may develop different administrative procedures to use in the implementation of the specific plan. Property may be used for any purpose and subject to all of the regulations and development standards of the specific plan.

A. The specific plan shall be delineated on the Gardena zoning map and each specific plan shall be identified on the map with an assigned number or name.

B. Specific plan approval shall be required if the specific plan promotes a better quality of development planning than can be obtained through conventional zoning. (Ord. 1545 § 2 (part), 1998)

18.39.025 Residential density.

Any specific plan adopted by the city after March 2012 shall allow a maximum residential density of at least twenty units per acre on that portion of the specific plan where residential units are allowed. (Ord. 1737 § 26, 2012)

18.39.030 Procedures and processing.

A. Applications for a specific plan and amendments thereto shall be filed with the community development department together with a filing fee as established by resolution of the city council.

B. Specific plan applications for a single structure on a single parcel shall not be permitted.

C. The planning commission shall make the following findings prior to recommending approval to the city council:

1. The specific plan meets state requirements as specified in Section 65450 et seq. of the California Government Code;

2. The specific plan contains all necessary information as specified in Section 18.39.040 of this chapter;

3. The use of a specific plan for the project provides a better quality of development than otherwise available through conventional zoning.

D. The city council shall make the findings set forth in subsection C of this section prior to adopting a specific plan. (Ord. 1683 § 46, 2006; Urg. Ord. 1682; Ord. 1545 § 2 (part), 1998)

18.39.040 Specific plan contents.

A. In addition to state requirements as specified in the California Government Code Section 65450 et seq., the contents listed below shall be included in all specific plans, unless the applicant demonstrates to the satisfaction of the community development director that the item is clearly not applicable or relevant to the specific plan application under consideration.

B. Specific plan contents:

1. Title, table of contents, acknowledgements;

2. Summary statement;

3. Introduction:

a. Initiator of plan,

b. Purpose and intent,

c. Site location, brief description and maps,

d. Project history/background,

e. Relationship to neighboring jurisdictions, regional agencies and the state,

f. Environmental assessment,

g. Related applications and documents;

4. Detailed description of site:

a. Topography,

b. Geology/soils,

c. Hydrology,

d. Biological resources,

e. Land use,

f. General plan and zoning designations,

g. Circulation,

h. Cultural resources,

i. Public services,

j. Utilities,

k. Site summary,

l. Appropriate maps and diagrams;

5. Specific plan concepts:

a. Project goals and objectives,

b. Opportunities and constraints,

c. Conceptual site plan/land use plan,

d. Transportation/circulation plan:

i. Private,

ii. Public,

iii. Internal and affected external,

iv. Pedestrian, vehicular and mass transit,

e. Grading plan,

f. Public facilities/utilities plan:

i. Sewage,

ii. Water,

iii. Drainage,

iv. Solid waste,

v. Energy,

vi. Utilities,

g. Recreation and open space plan,

h. Fire protection/fuel modification plan,

i. Natural and man-made resources protection,

j. Phasing program,

k. Home owners association,

l. Landscape plan,

m. Appropriate maps and diagrams,

n. Other appropriate conceptual plans;

6. Development regulations and requirements:

a. Development standards,

b. Recreation and open space standards,

c. Parking,

d. Nonconformities,

e. Lighting standards,

f. Sign program,

g. Maintenance standards,

h. Standards for accessory structures, additions, walls, fences, other changes;

7. Design guidelines:

a. Architecture,

b. Landscape, streetscape,

c. Views,

d. Performance standards;

8. General plan consistency:

a. Applicable goals and policies,

b. How the specific plan meets the requirements of and implements the general plan;

9. Implementation:

a. Phasing plan,

b. Precise plan review process,

c. Infrastructure improvements/coordination,

d. Financing measures,

e. Monitoring programs,

f. Administration of plan,

g. Amendment procedures. (Ord. 1545 § 2 (part), 1998)