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HomeMy WebLinkAbout83-077WHEREAS, Section 65450 of the Government Code, et. seq. provides'for the preparation and adoption of specific plans; and ', WHEREAS, specific plans are intended £or the syszematic implementation of the general p1an; and ' WHEREAS, the legislature has declared its intent to encourage counties to utilize specific plans as a means of reducing redundant environmental review procedures and to improve the cir- cumstances under which development takes place; and ' WHEREAS, the County has experienced an increase in the number of specific plans proposed ~or various areas in the County and anticipates continued use o~ the specific plan; and ' WHEREAS, specific plans axe required for those subdivisions defined as "land projects" in the Government and Business and Professions Cades; and ', WHEREAS, Section 65~53 of the Government Code permits ~he County to recovex fees incurred in the development and adoption of specific plans; and ' WHE~EAS, the Butte County Board of Supervisors finds ~t necessary and convenient to establish an application ~orm, procedure and fee schedule fox the preparation, review and adoption of specific''plans. ', NOW, THEREFORE, BE IT RESOLVED ~hat the document entitled "ApplzcaYion, Procedure and Contents of A Speczfic Plan", Exhibit A, a txue copy of which is attached hereto and incorporated by reference, is adopted by the Board of Supervisors. Said document sha11 be the applicatiion form, establish local procedures and describe the contents'and format for specific plans in But~e County. A RESOLUTION OF THE BOARD OF SUPERVISORS ', ~DOPTING AN APPLICATION, PROCEDURE AND ' FEE SCHEDULE FOR SPECIFIC PLANS BE IT FURTHER RESOLVED that the Specific Plan Fee Schedule, Exhibit B, a true copy of tahich is attached hereto and incorporated by reference, is adopted by the Board of Supervisors. Said schedule shall establish the fees for the review, processing and adoption of specific plans in Butte County pursuant to the Government Code. ADOPTED by the Board of Supervisors of the County of Butte on'the ioth day of May , 1983 by the following vote: AY E5: Supexvisors Fulton, Moseley, Saraceni, wheeler and Chair polan NOES: mone ABSENT: 'None ABSTAINED: None olan, ~nair County Board of Supervisors ATTEST: ',ELEANOR M. BECKER, ~1erk-Recorder ' and Ex-off' io Clerk o~ the Board By -2- ~ APPt~~ATi~~, P~~~~D~JR~~ ~ A~~ C ~~ A SP~CI~F~C P~.A~ ~ ' ...... ~ . ~ . ~ ~~rr - -- .r~nrfi~ -rrJ~:i~.z• .~~ ' ~ .~:~ ~,~ ~ ~ ~ ~ ~ ~ ~ '~ '~~ ~ ~t ' ~ ~~~ ~ ~ ~' ~ ~ ~~ ~ ~' . ! ~ ~ , ~ C]~T~~i'S 3 CaU[~TY 0~ BUTTE PLA~V~N i NG DEPA~TIVIENT ~ ~ C4UNTY CEiVTER DRIVE .- ~ROV~LLE , ~A. 959f5 {9~f) 534-4~a~ i'1fIAT '~S ~A ~SPECxFIC PLA1V? ~ ~ .~ A spec~fic plan is a detailed, land-use r~gula~i.on which is+used ta i.mp].ement'the Butte County Genera~ Plan. ~t fvxms a"hr~.dge" between the broad-brush picture o~ groi~rfih presented in ~he GeneYal Plan and area or si~e sgecific developmen~t proposals. Speeific p~.ans are authorized and defined by State 1aj~r EGovernm~nx Code Section 6545E1 et seq.) Cogies of pertinent sections af the 3.aw are attached. Government Code Se~tian 55451 def~nes a speeific plan to in~lude "al~ detailed regulations, conditions, gragrams and proposed: ].egis~a~a.an which shall be necessary or eanvenient for the systematic img~ementation" of each of the nine requixed e].ements in the General FXan. ~ Specifx~ plans are intended to functaon as an implemen~Cation dev~~e for General P].ans and as a standard-setting mechani.sm for detailed zoning, subdi.va.sions and site approvals. Therefore, when it i.s determined that a specifi~ plan zs needed, County.action on the specific plan w311 precede zone changes, subdivis~.ans or other re- ~ated actions affecting the same property. Oncs adopted, a specific p~.an can be used to exp~d~:te those appl.a.~ations. ~ In Butte County Spe~a.fic P~.ans divide into three categor3es ; ~. Area-wide; ~nitiated by the County or a group of in'C~res~ed ~xtizens to se.t up a more detai~.ed plan ~or a designated neighbor- ~ haod or community. These plans are optiona~. and wil.3. invo3.ve a- large area of property with many d~fferent types of uses and much - citizen input. The adop~ion of 'this type of specif~.~ plan wauld be similar to adoption of a zaning plan for a particu3ar area. •~+ 2. Lar e and/or multi-us~ ro"ects: Initiated by a developer for _ ~~ a pra~ec incorpvra ing severa ~ypes af uses {residenti.a3., cammer- ~ cial, etc. ) with. a 7.ong buildout period and coverxng a large amaunt of pro pert y, At th~,s time, specific g3.ans for such complex pra~ects ~ are usually optional for the developer; however, the County en~aur» ages deve~.opers tfl use the specifxc plan format to give a more ,- ac~urate pi~ture of how the project fits inta ~he commun~ty. Om~e - a speeific p~an is adopted, it wouid not narma~.Zy ~hange un~ess the ~ General P1an'is amended or the developer ~nitiates a ~hange. This. stability allows the deve~.oper to make lang-term plaa~s, knowing ~- ~exactly what'',can be done an his property. _ 3. ~~Land ro'~ects: Specifxc~ p-Ians are re uired 'to be adopted prior to approva o any ~entative map ident~. ie as a~and project under Business an~'Professi.ons Code Section 31000.5 and Section 66~474.5 of the State' :4Sap Act. A~and "pxo~ECt is a residenti.a]. subdivxsaon in a spars~ely populated area which (1) ~ontains 5D Iats or more, (2) do nvt include a buildin g program of home construction, and (3) have few~r than ].,500 rega.stered voters wi~thin a two mile radius of the praposed subdivision boundaries, When sbme elements of the -I, ~ Genera~ Plan~are revised, there may be more area-wide Countyl cxtizen-~nitiated spe~~.~ic p~ans; however, ~urrently~most spec~.fic plans in Shasta County will fal~. into the devel.aper-~nitiared pro3ects category. With this ~.n m%nd the fol~owi.ng out~.ine of procedures and content is listed. The purpose is to provi.de a procedure f~r prvicessing a specific plan and a descripta.on of th~ organixation'and ~ontent af a specific plan. :~ ~.a •~~ ' PROCEDURE . 1. Submai't comp~.e~e application including: ~ a. application form and ~5 cop~,es of specific p7.an map (can be'canceptual a~ ~his stage) b. env~.ronmental in~armati.on form (Appendix E} ~ ~ ~. fee - $~09.Oq (for inzt~.al~ pracess~.ng onZy) 2. The praposa~. wii~. be reviewed by ~he Planning Department to ~ outline ' ma~ or ~.ssues and prob~.ems. 3. Staff will notify yvu wi.thin 3~ days and schedule a pre- develapmen~t ~anference tv discuss ~he s~ap~ of work and study area for the specifi~ p~.an and fo r the environmental do~uments, The pre-d~ve~.opmen~ ~onference will ~nelude all coun~y depart- ments and lacal/sta~e agencies whi.ch wil~. be involved i.n. providing serv~.ces and/or responsib~.e far the review or sub- . sequent'app rova3 of the project. O~her s~ate agenc~es wi1~ . be involved thrcugh the environmental revie~,r pracess and s~ate cZearinghaus~. A scop~ af wark wilx be prepared by~ staff in accardance with the Specific P~an Cont~nt • Text ' and biaps Check],~.s~ below~, following the pr~-deveZopment con- ference.' The app].i.cation wi~l be deemed compl~te when it ~~ contains suff~.cient informa~ion to adequate~.y define the scope of work.' 4. Once you have the scope of work, you shou~d th~n ~on tatt a - consultant to prepare the p~.an and a draft E.I.R., if necessary. " We encourage both you and your consultant to wvrk cios~~.y . with the'' County Flanning staff assigned ~o your pro~ect. ~ . Th~ plan wil~ cvntaa.n a narrative and map (s] sufficient in ~ .~~ detax~. to satisfy a11 the P].an companents in the scope of wqr3t. , _ ' The draft shall be written on plain bond sta~ianary ~itl.ed ~ ~- ~ ~ ~"DRAFT SPEC~F~C FLAN't= and ~he ~over or pages to exclude any ref~ren~es to authorship,. ~. When the' first draft of tihe specif~c p1an is comp].eted, submi~ .~ two ~2j 'copies to the staff planner. At this point in the . .~ ~ process, the applicant is responsibl,~ for a3.~, af the Caunty'~s costs assac~.ated with the review and approva3 of the ~spec~.f~:c ~ p~an (see Specific Plan Fee Sch~dule). The Plannin g Department _- ~~ wil~ review and comment on the draft. These comments wil~, be . Lransmitted to the ~onsultant for~appropriate intlusion andJ¢r ~ rev~.sion. ~ _ ' When ~he' second draft of the. specific p3.an is cvmpleted, subm~.t two (2} copies to the szaff p~,anner. If a~~epted by the Planning D~partment, submi~ the appropriate number of copies~, in~luding reprvducible set of maps of the a~~epted draft speca.fic pian and draft enva.ranmenta~ dacuments for pub~.ic review (the number of copies ta be determined by the project}. If ther~ are addati~nal comments which need to be incorporated into the', dacumen~, and/or additxonal revxsi,ons, xt shal]. be + . ' . -3- . , , ~ ~ returnEd to the consultant as above un~z~ the draft xs accepted ~ far dis~ribu~ion, b. The P1''anning Department wili dzs~ribu~e copies of the accep~ed draft specifi~ plan and E.I.R. to the s~ate clear~nghouse, local agen~ies/departmen~s and pub~~c ~ihrari~s fo r pub~ac review. Genexal~y, th~s w~~l be for a p~riod o~ a~ least 45 days, with an additional several days required ~a collec~ pubZiC/agency comments. ~ 7. After the environmental review period has expired and comments col~ected, a pub~ie hearing wiZl be schedu~ed before the ~ Planning Cvmmission. The app~icant is notif~ed xn writing ~ of the date and time of the P~ann~.ng Commission hearing. The app~.ican~ or his xepresenta~ive should be present. 8. The Commi.ss~on's recommendatians are forwarded to th~ Board . of Superv~.sors for hearing and £i,na~. action. 9. The app3.icant is notif~ed a.n writing of the date and time of ~he Board of Superv~.svrs t hearing. The app3~cant or hi~ representative shuu~d be presen~. The adopted specif%c p~an is then us~d to guide subsequent deve].opm~nt. , lfl. The speCific p~.an, when adopted, is used to guid~ subsequent development a~tians and ~he E.~.R, wi1~ be used on subsequent projects which are appl.icable. ~ ~. 3~.:_ Specific plans ar.e xntsnded to functian as an implementation device',for Genera~ P~ans, and as a standard-setting meehanism for de~ai~.ed zaning, subdivisions and si~te approvals. Therefore, when it is de~era:ined that a specific p3.an is needed, County . ~ astion "on the spee~fic p~an wi~.3 precede ~one changes, sub- ''# .. ~ divisians or other seJ.atedaetions affe~ti.ng the ~ame proper~y. - Far projects which are predominantly res~.denta.al, the tentativa ` map and zoning change can be proc~ssed concurren~ly with the specif~c.plan, although this may not be desireable 3n aII ~ases. ' -4- Planning Department 7 County Cen~er Dr., Oroville, CA 959b5, Phone: (9~b1534-SS44 Information To Be CvmpZeted By The App].icant~ 1. Nam~ of App~icant: Telephone: 2. ~iailing AddrESS: ~ ~ ~ . . . . . . ~. ~ag Cvde: . 3. Name of Authorixed Repres~nta~zve if other than applicant ~letter of • authorization to be included}: ~ ~ Address : ~ ~ Z~.p Code : ~ Telephan~ : ~ 4. G~nera7. I.oca~tian of sub}ec'~ praperty: a. Precise 1o~at~on of subject property (~.nc3.ude a copy of Assessor's p3at map and v~.cini~y map) . • ~ - . ~4.P. No.: ' ~ Section~ Township ~ Range ' ' ~~'b. Lis~ re3ated proje~ts (i.e, General Pla~- Amendm~nts, Rezonings, LAFCo.._` district formation approvais, etc.} : " ~ ~ = ' ~ 7. Describe purpase for this applica~ion: " ~~~ • 8. Describe th~ progvsed us~s in the Specifi~ P~.an (i.nclude a map of pro- posed glan) : ~ ~ •5- 9. I hereby cer~~fy tha~ the ~oregaing ~s true and correct: Signature:: . Date: pp icant u.t ar~.ze epr~sentat~.ve Signa'ture : Date : roperty wn~r I undexstand that the required f~e covers on~y tihe initia~. phase of '~he _ speci~ic plan application, and that I wi1~ be respansible for the County's eosts in the review phase (see Specific.P].an Fee Schedule]. . ~nitia~.: ~~ -6- SPE CIF~C PLAN CONTENT - TEXT A~''JD ~fAl'S CHEC~L~ST Sas~c Requirements: A Spe~~.fic Plan inc~udes: ~.. A written text des~ri~bing the pxaposed project~ standards for i.ts development, and an analysi.s of its relationsh3p to each el.ement; of ths ~ounty General Plan. The wr~.~ten tex~ is divided':into four par~s: Table of Con~ents, ~n~roduc~3.on, General'P7.an Anaiysis and Imple~~ntation Policies, and Servi~es and Facilities Section. The final text ~.s a documenr which w~l~ be'' adopted by the ~our~ty and shou~d be wri.ttien as such. 2. Mapped informati.fln ~Iearl.y showing the pertinent featur~s, showing;the featu=es of the proposed devel.opm~nt, as.wel~ as condxtions on and around the sxte effec~i.ng the overall design Qf the praJe~t. ~ Text: The written portiorc of the Spec~fac P~an includes: '' I. Tabie of ~on~ents ~ ~ ~ I~. Intiroductian The intent of the introduction ~.s to define what the praject :~s, wi~y;~it is required or what purpose at serves, and where it is located. F~ should d~.scuss the specific features of the sitie and of the project, the setti~g and proposed phasing. . The fallowin~. information should be. inc~uded: '':~ O Def~.ne study area and zons of influence. - ~(~ Define project ~haracteri.s~ics and inc3ude a summary chart of thos~ characteristics. . () Descri.be the purpose af the pro3ect and why i~ was requ~red ~ or proposed. . " . - ~~ ~) Summa~iz~ State requirements ~for Iand projects ~i~f gertiaent). .. O Pr.ovi.de a chart or a written description shawing the phasing . of the pro~ect. _ ~ ~ . ~ O D~s~ribe the regional setting briefly. [~ Summarixe the d~.scretionary acrions which are necessary ~ .for; final projec~ approva~. ~ t~ Summarize the methods of imp3.ementa~3an. i, ~ i~ x~~. G~nera]: Plan Analysis F~ Implemen~atiian Policies t ~ ) Referenc~ ~he E,I,R. and ,incorparat~on of for description af physica~ features~ mitiga~ivn measures. Provide any~ other pertinent i.nforma'~ion wha.eh wi.].~ c~.ari~y the project definit~on. .y A. This se`Ctiion wi~~, be the bady of the document. It includes a General P].an ana~.ysiS and standards ~or imp3ementation of each el'ement of the General Plan. The ana3ysis of ea~h eleMent of the :General. P].an (~~.sted b~low) wi~7, in~lude a summary descrip'tion of the perti.nen't goa2s and objecta.ves of that e~.er~ent and a brief ana~.ysis of the re~~tianship of the ~pe~ifi`,c plan ~Co that e].ement. In general terms, des~ribe how this sp;e~if~~ pl.an serves to ~arry out the goa3s, objecti.ves and po~.icies of that e3emen~. ~~nclud~ a c~ear statement of ~onsist;ency of rheproject with the Genera7. P~an. Th~.s sect~.on should be brzef, bur ~on~i.se, suppl~m~nted by use of ~harts, tab.}.es and rnaps. Following each G~neral P1an ana].ysis summary wxll be' a section ca~led "~mp].ementation S~andards for Deve~.op- ment." ' Inc3.uded will be aIl de~ail~d r~gu3a~ions, conditians and prvgrams proposed for the systemat~.~ i~mplementation of ths General P~an. E~ement and, in turn, for th~ specific p~an. When the draft specific plan is accep~ed by the Planning Department, the "Impiementation Standards" w311 be summarized in the front af the dacument. Per~tinent maps may be included at the end af ea~h section or appended. Offset the "General Plan Analysis" and "Tmplementata.an Standards'! se~tians with heada.ngs as subsections under each General P1an element. Number eaci~ s~andard. Land Use: General' Plan AnaI.YSis mentatian Standards Describe the~relationship of the praject wxth ~hs Land Use Element?af the General Plan. In~lude nat only a dis~ussion of res~dentia~. densi~y limitations bux a~.so developmen~ poli- cie.s speZl~d out in ~he Plan. . O Propased uses andlocatian of uses including those for ~ resi.dential, commercia~., indus~rial, open space, recrea~ tional facalities, educational facilities, public bua.Id3ng$,_ reZigious. bu~.Idings and salid and I.iquid waste disposal faci~ities. ~ ~ ~) A. ~abulation of the land area devot~d to various uses, including open spaee and bui.~.di.ng densities within each area. ~ •8- ,~ ~.a B. () R~gulatians establishing height and setback ~im~ts for ali propsed land uses as well as f~.a~d p3ains and steep or unstable terrain. (} Standards ~or populatian densi.ty, builda.ng dens~ty, lo~ size, and permissible types af canstruction, ( ) Any'specia3. deve~opment standards proposed. ( ) PropoSed zoning p~an. ( ) Landscaping program, ~ Housing: ~ . General ' P~.an Ana~.ysis . ~ ~ The Hausing Element addresses three genera~. areas of cancern as fol~.ows : - Rehab~.litation of ~xi.s~ing housing and upgrading of neighbarhoods. . • Provasions af affordab~e ~.ow cos~ housing. • Pravision ,of alternative housing t}~pes in new construction. These~three should ba addr~ssed in the General P~an anal.ysi,s. - In r~gards to ~.ow cost housing, the finding of consistency. shau~d be supparted by data comparing availabl~ housing units, ~o~sts and need in the camm~nity or caunty wa.de. Implementation Standards fAr Develo ment (] Proposed plans, if any for grovision of aftordable and low'east hausing. O 5tandards and pla.ns far pr.av~sion of ad~quate bui~.ding Sites for housing. . . {) Proposed plans , if any, for provisi.an of alternative housing types. _ . . _ .._ C. Cons ation and ~0~ ~a~e Element: General' Piari Analysis . - ~ . ' This section should contain the summary of the main goa].s and obje~ti;ves of ~he Conservation-4pen Sgace Element. These in~lude agri~ultura~7and, natural resources 3and, seenic ~and, watershed, recreation, and wald3i.fe habitat. ~ ~ ,, . -9- Inc~ude;~n this section also a descrip~ion of the present eondi~ion of the ~and in relationship to the Canservation- Open 5pace Elemen~ and show how the E~ement is ref~ec~ed in th~ Specific P3.an Ds:sign Maps. l~iuch af this descriptive material w~Il be 3.n the E.Y.R. and can be in~orporated by r~ference to that document. Implementa~ion 5tandards for Deve~:opmen~. .~ .~ This section should identify posi~i.ve r~easures for the ~onserva'tion, development and uti3ization of the foliowing: ( ) Underground water5 ( ) Wxld].ife resources ( ) Surface waters ( ) Fores~t resources () V~getation and soils ()~ Rivers, creeks and streams {) F3sHery resaurces () Other natural r~sa urces This section also xnc~u~.es standards for: ( ) F~,ood cantrol procedures () Preventian and ~antrol of water pollution. .( ) The regu].ation of 3.and use in stream channel,s which may ~- have a significant effect on fish, wi.~.d~ife and other ~ . natiira~ resaur~es . () The ;prevention, contro~. and carrection of so~.l eros3.on caused by subdivision roads ur any other source. ~. O The prote~tion of watershed areas. D. Se~.smic;Safet lSafety E~.emenz. - ~ General Plan Analysis See attached capy of Seismac Safety/Safety E3.ement Se~t~.on from~ the Montgamery Ranch Esta~~s S~ecific Fian as an example. Fo~.~ow same General PIan analys~.s as for other sections. ;mp~.ementation Standards for Development ~ _ Descr~be any safety features for pro~ectioa of the projeet from fires, floods, and geolagic hazards includa.ng evacuatian rou'tes „.,adequate addressing and street names, peak Ioad water supply requirements, minimum road widths, clearances araund s~ractures, and gao].ogic hazard,mapping in areas of known geo~oga.~ hazard, ~ •IO- E. ~ Nais~ E~ement~: ~ General'Pian Analysis ~ ~ , ~ ~ Much v~'~he ~nformation in the noise secti.on can be referenced to the attiached Environme~tal I~tpact Report; however, a brie~ summary of the Noise E].ement goa~s and ob~e~tives should be attached aiong wx~h a statement vf consistency. ~mplementa~ion S~andards far Deve~opmen't Prov~de' s~Candards for the prot~ction o~ present and future~ site o~cupan~s from noi.se dis~urbanc~s associated with any proje~t features which ar~ noise g~n~rators and any off-s~.~e naxse generators whi~h may effeet the project. hlany of the standards wzl~. be; d~.rect mit~,gation measures from the Environmental Impact Report. - . , , . F. S~enxc Highw~s : ~ Genera3;, P~.an. Anal sis The Scenic Highways El~ment provides goa3.s and abj ect~.ves ~for prote~tion of s~enic h3ghway co~rr~dors. This s~ctian should ~ontain brief de~cra.ption of the Sc~nic Hi.ghways E~.ement` goals and objec~tives with. a statement af consistency, ~ ~m ].ementation Sxandards for De~elo ment - Des~rab~ me~thods for pratect~.on of ex~.sting sceni.c ha.ghways , praposed s~en~.c highway corridors and a3ternative m~rhods for ' preserving significant natural. f~atur~s. ~ ~ `' G. . Circu~.at~.on Section : Genera3~ Plan ~Analysis The General P1an contains a tirculatian map and te~ct. The~ ~ ana~.ysis shou~d cc~ntaan a descript3on of the relationshig of ~ the praject to that plan and a statement of consist~ncy. ~ However, this section will be primari~.y a descr~.ption of th.e cir~ul ation pattern and shau~d be ~airly brzef-supplemented _ by maps; and charts. A traffic study of the circulati.on pattern on-site'and its relation to off-site aec~ss Yoads should be. provided. ~ ~ _ ~ ~ . . . Imulementation Standards 'for ~Develvpment Th~s .s~~tion should descri,be the standards, approximate ~osts, ma.~eage and types of ~inan~i.ng for tonstruction and cantinuing maintenance of the raad system a.n~luding provi.sions for ped-- estrian',, bxcycle and equestr~an movement. If the roads are to be bui~t in phases, pr.ovide a phasing chart far improvements. _lX.. ~f traffic s~uaies are conducted, summariz~ the resuirs and append the study. Describe the fa~lawing by use of maps: (~ Aiajor and minor street system. {) Th~ propvsed width of streets. ( ) Proposed street construction standards. ( ) S~reet names ( ) Other pub~.~.c as 'bus stops ~ etc. and house numbera.ng systems. ox pr~va~e transporta~ion faci.~ities such pedestrian walkways, horse riding tra~.is, ~V. Fubl.ic/Pra.vate Services and Faci~ities Sectian G~neral Plan Aria~ys3s - . The County General P~.an includes many sections which relate to serv~ces and faci.~.ities. The provisian of adequat~ services and facilities is an important p3:anning considerativn in Butte Coun~y, and is incorparat~d as a separate s~ction for this reason. The re3at~o~tsh~.p of the prajett to services and facilities shou~.d a3.sa be discussed. However, this sec- tion wi~.3 be primarily a description af proj~ct imp3ementatian. , ~: ~m~lem~ntat3on Standards ~~or Devslopmen~ . Describe the types~of s~rvic~s and facilities to be provided ~ as par~ of the pr~ject and ~he agenc3es providin g thes~ services and facilities. This section should also describe ,~ ~ the standards, approximate ~ost, and methods af~ finan~ing for ~~~} ~. construction and provisions for continu~.ng maintenance for ~ water supp~.y, sewage dispasa]., sa].id waste disposal, storm water drainage, ~oca1 uti~.xtxes, mosquito ahat~ment, public s~haols;, pvlx~e and fire stations and other perti,nent pubxi~ buiidings. . . Maps: The mapped ~ortion of the Specifie P].an includes the •. follawing. Maps shou3d be placed at the end of pertinen~ . sectians or appended. .~ ~.. Yicinity map (8-1/2~x I1) . 2, Genera~'~ P3,an (8-1,/2 x, il.) : . . 3. Zoning ;(8-1/2 x 11) 4. Pres~nt%land use map shoWing natuYal contaurs and existing structures and raads. 5. Information maps suppl.ementing text, incl.uding apen-spa~e~ cvnservaxion, seismic, public safety, noise and scenic highway features. , . -12- . ~ 6. Proposed land use p~an, ~ 7. Proposed c~rculation plan (vehicu3ar and non-vehicular systems). $. Network of sewer and water systems. 9. Dra~na~e facixities. V. Oth~r Graphic Informatxon As bfay Be Vecessary or Desirpd I~'faps 4-9 must be of. a~uniform scale wh~.ch r~asonably p~rmits m.easurement and calculation (generall.y, no greater ~han one inch equals four hundred fe~t) 1`! = 4flD' and fo~.ded inta the repart. Once th~ Pl.an is adop~ed, the app3icant wil~. be r~quired to prov~.de the County ~~r~.th a ~'i:na~. version of bvth the map and t~xt in a reproducible form. .~ r~~~ ~ . (~ccerp#s from i~ Arficle 8. 6~5~. The pta ta~ive body shalI, and dretf~ts of SUC~'1 its jvd~ment be rec p~an arid the p~annii to tF~e legisla~iv~ I (Add~d by St~t. - ~t Code} ority for ~nd 5cope of Sp~cific Plans iir~g agen~y rnay, or if so direc~ed by the ~egis- •epare specific ptar~s based oc~ the gener~~ ptcn eg~rlations, pragrams, and Ieg~s~atio~ as may in ired for the systematic execu~ion of t~~ general agency may recomrne~d sucM plans ar~d measures ~dy for ado~tion.. ' rg~~, ch, isao.~ 65~54.i. A speci~ic plan need ~o-F app[y #o #he entire area covered ~ by the geri~ral p~an. The legisla~ive body or-fhe pfanning ag~ncy may d~signa#e areas wi~t~in a city or a caun~y €or whic~ the devetopment o~ ~ S~Cif lG ptar~ wi (~ be necessary or co~venien~ to ~~he implemanfiation afi the generat p~an. The ptanning agency may, or if so directed by ;the legis~ative body si~ali, prepare specifsc plans for such areas and' recomme~d such plans io #he [egis~ative body #or ado~t ion. ` ~ (Added by 5#ats.: 197 ~, C~. 1446.) ~ 6~t51. ~ Such specif ic p tans st~a!! ir~clvd~ a~ ~ detai I~d reguIat ions, conditia~s, pragrams, and propos~d Eegis~atian which sl~all i~~ nec~s- sary or car~veni~t fdr ~'he systema~ic impterri~nta#iori o~ each element of the gener~t ptan (isted ~n Sec~ian 6~34~, including, but noi' limi~ed to, regutations, coridstions, pragrums, artd pra~osed tegis~a~ion ir~ tregard:t~ ~h~ following: ~ • (a~ ~ The , locatian of hausing, business, indusfry, apesl ~ s~ace,~ agricultvre, recreatian faci~iti~s, ed~rce~iona! #acilities, cl~urcF~es and related retigious facili#ies, pu~l ic bui 1d€ngs and graU~ds, sol id aRd ! iquid waste ;y} disposat facili~ies, ~oge#her with regulations es#ab-. .., - fisl~ing ~eigh#, bullc and sethack limifis €or such buildings ;, and faci~ities, including the location o~ ar~as, sc~ch as f[oed ptains vr excess ively steep or . .unstcr6le ferrain, where no building wi~! ~e pe~i~'ted ~n the abses~ce o# adequa~te precacrtianary measur~s ~ ~ heing ~taken fo reduce ti~e tev~! of ris#c ~o ik~a~ . eomparable wi~lh ad~eining cmd s~mwnding areas. "~6} The tocation a~d exter~t of existing or praposed .~ stre~ts and re~ads, their names or numbers, tF~e . ~ ~ fentative proposed w idths with re~er~ce tv pros- ~ pective stand~rds far fheir ~strvc~ion ar~d mcin- ~enance, ' Qr~d the ~~~ativn and s~andards of can- sfruction, ~ maintenance and use of aii oi~er trar~s- porta~iQn' facili~ies, .wF~e#her public or priva#e. ,. ~ 41 SPECt~(C PLA3~I LAV3 Sp~ci~ic plar~ Area o~ p~~ c~,~~t~ af Pr~ Loccrti~n ar~d r~Ia#io~n . of buildirx~s and . land u~s ~ Locatia~r m~d st~ fvr #roruportc~ion fcxilities . Qensity, tiya#~r s~.~~y and r~oste dis~osal Cc~-,s~nrr~tic~ ar~ deve~oQm~nt af rt~ct~ura~ reso~rc~s ~} ~~ 4the~r m~ass~res . (c) Standards for ~opuiafiian`iiensi~y and bvi(ding densi~Y, tr~tuding ~at size, ~~rmissi6l~ t'ypes of consfruc~ian, . and provis ions for woter suppty, sewage disposai, s#orrn water drainage and #~e disposal o~ solid wasfe. (d) Standarc~s far the canserva~tion, develapment, and ~~titiza#ion Qf nafura~ resa~rees, inclvding ur~der- ground and surface waSers, forests, vegetation and soils, rivers, creaks, and streams, and fis~ and wiId- li~e resources. Such standards sha[1 ~neiude~, wh~re ~ applica#~Ie, procedures #or f~aod control, fflr prsven- ~ tion and contrai of pollu-~io~ of rivers, sfireams~ ~ cree~CS; and o~t~er waters, regu~a~ion of Ianc! use in . streQm c~a~nels and a~ther areas whicf~ may i~ave a s+gnif~cant e~fect ~r~ fisF~, wildtife and o#~er naivrai~ tesources of fhe arer~, the preven~ion, control and correction of soi l eros ior~ ca~s~d by subdivis ian roads ~ . or aRy o~t~er sources, and fih~ profeci~ian of wa#er- . shed areas. • - - (e) The impsemer~fiatian of a~l ~ppiicabte ~rovisions of ~ th~ ap~~pace e1~mAr+~ as ~provided in Artic~e EO.S ~ ~(cgmmer~cing with Seci~ior~ 65~50} o# ff~is chapt~r. ~ (f~ Sc~c~ o#her meas~res as may b~ nec~ssary or con- v~ni~t i~a insure #he executior~ o~f the genera! plar~. (~iePealed ar~d added ~y 5tats. 197I, Ch. l44+5,} ir~Ierr~n~r~t~o~ of ~ spec~fic ei~ments ~ Reirr~xrrs~men~ of plan f~; casts • .a .'. ~ l 65452. 5uch speci~ic p[ans may atso include at~ detailed regc~ia- tions, condi#ians, pragrams, and ~roposed iegisla#ian whic~, may be neces5ury or convenient far #~e sys~tematic imp[emenfa3ion of any~ genera! plar~ e~~men3~ as pravided in Se~tion 6~303. ~Add~d by Stats. ~ 97 3, Ch. ! 4~6.) 65~53. (a} T3~e Legis~ature F~ere~y dectares ~ts inten~ fo en- co~rage counties ~nd citie~ to under~take the work ar~d r~s~onsi~ilii~y for developmen# of specific pfans. A~ t~e t~rne a speci~€ic plan is prese~fed fio ?he ~egislative bacEy far adopt~or~, the ciiy os car~~y- s~at~ alsa prepare ar~d pres~nt a comp~ete ccs~ b~redcdown, ~r~c~uding casts ineurred p~srsuant to Division !3 (commes~cir~g with 5ec~ion 2E404~? of the P~b~ic ftescu~ces Code, ar~d t~e legisia~ive 6ady shcil . ma~ce. a de3ermi~ation of #f~e cast ti~er~of. The tegiska~ive body, after ade~ting a specific plan, may impose a special fee upcr~ persons se~3cing gauernmen~a~ a~provaEs wF~ich are req~ired to he fn con- ~ ~~ formity wi3h fhe speci~ic plan. The amaunt of f~e fe~s sho~t be • established so #hat, in t~e aggregate ~hey defray, b~~! as es#imaied da r~at exceed, the cost of~ devetopmc~3 and adap#ion of ~he specific ptan. As n~artY as may 6e es~imat~d, iEie fee charged sFaall be a prara#ed amount ~n a~cordar~ce with the applicar~t's ra~ative benefit derived from the speci~ic p1ar~. ~t is the intent of ~~e Legisfature ~n providir~g for such fees to c~arge ~thos~ builders, deve~opers, arid others who beneti~ €rom de~relo~ment ot s~eci fi~ plans for #~e costs thereof w~ich result in savings ta tf~em by rec~uci~g ~the cvs~? of dacumenting er~viro~meeita! conseqv~ces and ad~aca3ing charx~~d tand uses whic~ may be ac~~arized pursuant to fhe specific p[an. f t . ~ 42 • ~opie~ o€ specif~c `.. ; ls sha~! i~e made availab~e tc - c~i agencies a~d ~he genera! pu~Iic. ~b) Noi'withsfiar~ding any other provision af lavs+, rio environ-- mentat impac# report or negative c~ecIaration ~eed b~ filed pursvanf #o Uivision ! 3~commencing with . Section 2[Q00) of ~he Pubtic Resource~ Code for :any residen~ial project, inclvding any tand sub- division or zoni~g cF~ange, which is underfaken pursuant to and in conformity with a specific p(an for whic~ an envirar~me~~tai impaci~ repor~ has been certified under s~ch provisians a~#er January I, 19$0, ln such cases,:tI~e environmental imp~ct repo~t far i~e sp~cif'sc ptan s~al~ cons-tii~ui~e compiiance with t~e provis~ons o~ Division E3 (commencing with Sec#ion 2~OQ4) af #~e Pubiic Resources Code. However, if, a€E~r ado~fior~ of fhe s~eci~ic p[an, an~event as specified '. in SectFon 2l 16~ of the Publ ic Resources Code s~ould aecur, the p~ovisions of this subdivision si~aii be is~appiicable fo projects ~r~der- faken pursu~nt to (or in canf~rmity with) suc~ s~eci~ic plan vr~~ess ~ and un#i~ the ci#y or;coun~ty whieh adopted the speci~ic plnn prepares Qnd Cer#ifies a se~piernentcrt enviraninental impt~ct repart for the specific ptan in accordance with tt~e ~rovisiarrs of Divisian I3 (com- mencing wi~i~ Sectifln 2100~) of ~F~e Pubtic Resa~trces Cade, W~ere sucf~ a s~spplemental environmentai impac# re~arfi is prepared, t~~ exemptFon s~eci~ied ir~ ~i~as subdivisio~ snall be a}aplica~le ~a ~ro~~c~ts und~rtc~te~ pursvan~; ~o fhe specifi~ plan af~er the notice reqvired by- s~bdivision (a) of Sectio~ 2! !52 0~ the Pubtic Resources Cod~ has t~een fi(ed far fhe specific pla~- as reconsidered by t~e supple-- men~al ~nvironrrzental im~act repor~. ~ A~ action or. procee~ing all~gFng ~ha-~ a public agency ~as approved a pro~~c~t ;pc~rsvant to ~Qr in conformi#y wifii~} a s~eci~F~c p~tan withcut F~aving=previc~usly adcpted a supQ(emen~a[ environm~ntal impact report for the specif ic p~an, where r~uired by ~'his s~bdivisior~, s~all be commenced wi~hin 3~ days of t€~e put~lic agency!s decision to carry ou-t or approve such pro~ect ir~ cccorda~ce wit~ #he speci~Fic p #an. ~ ' . . ~ _ ~e, re) Subdivisiqn (b) o# t~is s~ction does not supersed~ Sectio~ `~Z.IQ8Q.7. of the Pub~~c' Resou~ces Code, bufi shot! provide an al~erna#ive procedure. . . {Added by Sfiats.: 1979, ~h: 1207.) .. . Ar#icte 9. Procedure for Ado~ticn of Speca~ic _ ~. ~ Pians and Regulations ~ . . 6~55U0. ~~efore recommending #o the tegislative body ~hct i~ adap# a specsfic. ptan or rec~Iat3on or any amendment to a specif ic plan ar reguiatio~, the pfanning~ commission. shcz(t hvld a~ teast one ~1) pubitc heari~tg. No~ic~ of ~e time and place of said hearing s#~a11 he given ct least i0 ca~ertc~ar days before the ~ea~ing ir~ f~e ~allowirtg manner; ~ ~ ja) ff ti~e mctfer is ~efore a cavnty ptanning commis- sion, ~he no~tce shall be publks~ed at least once in ~ . a newspqQer af g~~er~i ~ir~ulatior~ pu~Iished ar~~ . circu~atec~ in ti~e county, or i~r there is none, it sf~a11 be posted in at feast three pub~ic places in 4h~ caun ty. . - . :-:~ __ .. : _ - . _- . • ~ . Na~ice e~d t~ec,ring . ' ~. ~ ~- commiss~ :•: _ ~ . (b) I~ t~e matter ts befare a city planning cammiss~on, . th6 notic~ shail be pubt~sf~ed af teast once in a newspap~r of generdl circulation #~uf~fisheri artd cir- . culated ir~ ths city, or if ti~er~ is none, Et s~at~ b~ pas~ted in a~ Ieas~t t~ree pubGc places irt t~e cify. ~n Qddition t0 t']Df1CE: ~jf PLJI]IfCat[Ofl~ a covr~~y or ci3y may give nofice of the ~earing ir~ such other manner as it may deerr~ necessary or desirable, Ahy hearir~g may be continved from fime to fime. {Rep~aled ~nd added by Stats. i965, Ch. 1880.) h9ajority c,pproval 6550l, The reeornmendai~ion of any s~ecific ptan or reguta~ion, ar of ~ny amendmer~# to a speci#ic plQ n or regulatian, sha~t be by reso~u~tion of the ptanning commissian carried by t~~ aff~rma#ive votes of nat less #~an a majori#y of its totat voiing members, .(Repea fe~ and added by 5tats. 1965, C~. 1880.} ~ Svbmissir~n to [~isldfive . 65~2. A copy o~ any speciftc piarr, regu~c~ion, ar amer~dment body recammer~d~d pursuan~t #o #f~is ar~ic~e shall be submi~#~d ~o the . tegisiafive bafy and shall be occr~mpanisd by a s~afem~~t a~ fhe . plcnni~g camrnissian's reasons for such recomrnenda3ian. ~ . ~ (Rep~Ied and addea by Stats. ! 965, Ch. I $$0.) " ~ ~ Adc~~io~ after t~atice ar~d heari~g by leyisldtive body ,,~~ • ~3 Chcmg~.s revieyrred 6Y ~ommission , 655~73. Upon receipt of a co~y of any propos~d speci f ic ptan or regu lat ion or am~dmeR~ o f such p f an ar regv tation, #he Iegis Iat ive ~aody may ~y ordinance or resofution cdrpt the plan o~ reg~ta~ion. Before adcp~i~g t~e proposed spe~ific p~an ar regulafion, ~fie ~egis- la~tive bvdy st~all hold nt Iectst one (~) pub~ic h~aring. No#i~e of ~he time and ptace of said. ~eQrir~g s~alt be given in fihe time ar~d manne~ provided for the giving of no~ice of t~e ~earing by ihe ptanning eommissiar~ as specified in Section 6S50Q. - ~ .. In additiori ta notice by pe,b ~ication, a ca~nt}R or ciiy may .give notice of #he h~arir~g ir~ se~ch ot~e~ manr~er crs it may de~m ~ecessary or aes irab re. . Any I~earing moy be co~i~inued fr~m time to time. ~~ ~ Such plan or regci~ation, as adap~ed, s€~oi1 be, designa-ted ~ as Q. specific plan ar' regvlativn. - .. ~ . : ~ ~ (ftepealed and added by Stats. i96~, Ch. t8$0.) : ~. . - . ~ - . f55Q~. The, Eegisiative body shaif not make arry c~tange ur addi~ion in ar~y prapased specific plan, regufation,. or amendmeryi t~ere#v. recornmcsided by the planning commission e~~ti1 #he prapased change or addition has becn r~ferr~d to tl~e planning cammissian ~or a repar~ ~ ~ and a cq~y of the repart has ,be~ fiied wi~h ti~e Iegis~ative body. Fa~lc~re~ of the ptannir~g comm~ssian to repo~ wi#hin farty (~4t days . .' aftet ~h~ reference, or sc~ch Io~g~r period as may be designart~d by ~~f~e legislative bady, shal~ be deemed ~o be ap~roval of the pra~ased chcnge or additio~. !t shaZ! not 6e necessary for f~e ' ptar~ning rommission #o hotd a~~tic hearing on suc~t praposed chcmge or addition. ' ~(Re~ealed a~id add~d by Stats. ! 965, C~. t~80:) ~ ~ . ~ ,' ~~ 65585. lf fih~ ci~y does ~~o# have a pianning commission, tf,_ on[y Proced~re wi~hot~~. proc~durat steps required for t~e adop#ion of a speci~ic pfan or tommissi~ ~ regula~ian or any cmer~drraent to a s~ecific plan or reguta#io~ shall be ti~ose provided in t#~is article for ac3ior~ by t~e teg~slaiive body. (Repealed and added by Stats, 19~5, Ch, 1880.j 6554b. NotE~ing; in this article appli~s ta ~he adq~~ti~n or am~nd- m~nt af any. ordinance by the legisfative body, whe#l~er or not i~ may retate ta #he ;sv~ajects .r~en~tior~ed in Artic(e $ of this c~q~ter, exc~p# ordinar~ces ' expressfy adapting or amending a specific p~a~ tni~iated pursuant to this chapter. {Amended by Stats. 1970, Ch, ~ 59~.} " ~ ~. 655{)7. Wf~en i# deems it fo ~e far t~e public in3eresfi, the legislative 6ody may ini#iate a~d adopt an ordinance or resat~#ia~ es~abiis#~i~g a sp~cific pian or an amendment therefio. The leg~s~ative body sha I~ f irsf r~~er sueh proposa t tti estab 1 ish such s~a~ci f ic p Ian or ame~drr~~nt thereto ~o t~e planning commission for a repa~rt. Before making a repor~, tf~e p~anr~ing commiss;on s~all hold a#~ Ieas# one p~blic hearing.; Th~ p(anning commission shall report within ~0 days after #he ref:erence, or witi~ir~ svch longer peri~d as rr~ay ~e designa#ed by the fegis~ative~ body.. gefore adopting fhe ~roposed plan or arnendment, the legislative body shalt hofd at least one public hearing. Nofiice of the time ar~d piace of hearings h~~d ~~rsuant ta ~~is section s~all be given in 3I~e time and ma~ner provided for t~~ g~ving o~ no#ice a~ hearings by #he pta~ning commission as sp~rified in Sectia~ 65~00. . . (Added by Sta~s. f 970, C~. 677.) ~ . ArTicle 10, Administra#ian of S~ecif~c Plans a~d RegvIations 65550. The ~eg "~~ istrctive rc~(es and ~ o'F specific pians < adminisfira#ave func agency as mfly be {Repea[ed and ~ 65~5i. The ieg boards of rev i ew, o~ficia~s, and far ernptayees, and cg (ReQeQled and slative body may determin~ ar~d ~esfiablisI~ admin- prxedures for fhe appli~ation and enfarcemen~ nd regutations and may assign er d~:lega#e such tians, powers, and duties to t~e plflnning or oiher necessary or desirable. . ~aa~ by s~a#5. s s~~, cn. t$so.) ;lative 5ady may. cr~ate adminisfra#ive ager~cies, o~peal, and adSUStment, and provic~e fvr ot~er #ur~ds far fhe camper+sc#ior~ o~F such of~ieers, ncies and for ~~e suppor# of #~teir y-ark. ~ dc#ed by Stats, ! 965; Ch. - I 880~} ~ ~ 65552. No stree# s~a11 be improved ar~d no sewe~s or cor~nec#icr}s or other improvements shai! 6e ta':d or aU~horized in any street within ar~y territary for w~ii~h 3~e (egistafive body has odapted a specifi~ stree~ or highway ~far~ ~n#iE #he ma3ter has bcen referred to the plannir~g-. age~cy far a report Qs to conformifiy wi~1~ such spec i f ic s~reet or ~ ighv~ray p~an a~d a copy o# th~ report fi~as been filed wifih ~he tegislative bady unless orte of th~ fo~Cawing condi#iorts apP lies: `, Ap~licufii~+ fo o~ther ord}~es A~tion a~+ ini~ia#iv~ o~ tegis~ui'iv~ hoc~'~r Local ru~es Admirristrcrt'~vn ~ ' Pub~ic w+orks ~ c~nfcxm~fi wi#h sp~+cifie p[c~n , ~~ ~ P~~ic ~or~cs cQnfo~mit~-; ~ritF~ s#~e~et o~ hig'~way ptan Mtp ~ar~~s3er~c.y with a~lica~te p~~s x~ Grounds of d~nia~ ~ (a) T#~~ stre~t h~s been accepted, operred, or ~as o#~er wise received tf~w legat s~tutus of a public st~eet prior to #he adq~tivn o~F the plan. {b) tt corres}?onds wi~h stree#s shown on fF~e p~Qrr. (c} tt earres~ands with s#ree'ts showr~ on a su~div~sion map ar recard or survey ap~roved by the I~g~sJ~tive ~~y. {d) I# correspor~ds µ~itH streefs shawn crn a sv~vdivision map previaus~y ~ppraved by ti~e planning comrr~ission. Such report shall 6e submi#ted ta the tegis(a~ive bady within fori`y (40) days af3~r t~e ma~~er was referred to f~te ptanning ager~cy. {Repea3~d a~d added by 5ta~s. 19~5, Ch. (8$C1.) 63553. ~ No s#reet sha11 6e improved, no sewers or connec'ti4ns or ot~er impravemer~fs s~~~d be Iaid or pubti~ building or warks ir~c[uding sc~oot bvildings coristrvct~d within aray terri~ory ~or wt~ich f~e leg~slative body has adopi~ecl a~pecific p~on regu~a~ing f~e us~ ot o~en-spac~ ~and ~n3i1 ~~e mat~er has besn referred to t~e plan~ing ag~ncy for a repor~t cs fio can~ormi~y with such specific pta~, a capy of #he report ~as beer~ fi~ed witi~ i~ne fegislative ~ody, and c~ finding mQde by t~-e legislative bady thafi t~e proposed improvemeryfi, con- necfiion or cons~zvc~ion is in co~formity with the specific pian. Such report sha~l be submi~fed ta the tegistctive body witi~iR for~t7+ (~4~ days af~er tF~e. matter was r~~erred to i~he p1a~~ing agency. The requiremen'~s of t~is section s~a11 nat apply in th~ case a~ a sfreet w#~ich was accepfed, openec~, or had otl~~rwise received the Iega( s~a#~s o~ a public s~r~e# prior to ~~e adoptian af #he s~eci#ic p~ar~. (Added ~y S~a#s. ~970, Ch. 159~.3 . 66~735. h!o taca~ agency shall ap~rvr~e a map unless #he legisla~ive body s~ali find fhat #he proposed su~div3sior~, ta,~e~her wit~t tts~ pravisioru for i~s design cr~d irnpravem~nf, is consister~fi with 3i~e gen~ral plQr~ required by Articie 5~cammeri~ing wi~h Sectian 653~Q)~ of Chapter 3 af Divisior~ I of t~is ti~se, or any s~eci~Fic p~a~ adc~tsd pursuant to Artic~e $(commencing with Sectiar~ 65450) cf C~apte~ 3 of Divisian ~ of #his titie. . ~~ ~ ~ . A prcpased su~division- shail 6e ccr,sis#en# wit1~ a gen~rat pIart or a speci#ic p~an on[y i~ tlze (aca~ ag~cy has o~ficial~y adapted seief~ c plar~ arid the pro~osed subdivi~ion or ~and ~se is compat~b~e wi~h tS~e ah~ectives, poiicies, ~genera! fand uses, and Qragrams speci- fied in such a picn. . . . . .. , : _ . ~-dded by Sfa~s. 1970,. Ch. ~59~.) . -~ --` - : ~ - ~ . . . . _f . . . 66474. . A legislativ~ 6ady of a ciiy or ca~r~ty s~iati deny appravaC of a fina) ar t~rttative map if it ma~ces any ~of ~~~ fo~tawing f~ndi~gs: (a) ~ That the proposed map is nofi cons~stent with appli- ~. cc~ble generc[ arid specific p[ans, -~ - . (b) T~at tt~e design o~ improvemerrt af ti~e propflsed subd'svisiarr is r~ot consisfen~ with a~pticchle gen~rct and specific plans. • . (c) Ti~~# the site is r~at p~-ysically suitab~e for the ~J+pe _ vf development. ~ i• ~ ~ " (d) That the site is nafi p~ysica~~y s~ritable for #he proposed; density af dev~topmen#. (e) That fiI~e; design of t~e ssrbdivision oc tF~e pro~osed ~ improvemer~ts ~r~ likely to cause subs#ar~tia~ envi- ror~mer~#al damage ar substanfia~ly and avoida~ty in~ure ffsh or wi~d~ife or their habi#afi. (f~ 7ha# the design of t~e subdivision ar tl~e #ype o~ improvem~nts is li~Cely to ca~se serious pUblic heaith ~prob lems: ~ (9) That the design af the subdivision or #~e ty~e of im~rovements wil~ confiict wi+h eas~ments, acquired by ~~e Pubtic a~ ~c~rge, for access ~hroug~ ar use o~, proper#y within S~e proposecf subdivision, ~n t~is ~ connection, the governing ~vdy may opprove a m~p if i~ f inc~s thc~t .al~emate easements, for access or for use, ;will be provid~d, and #hat i#~ese wi~s be substant~at(y equiva~ent to on~s previot~s(y a~q~ired . by the p;ublic. T~~s subsec~ior~ s~al~ apPtY o~~y to easemen~ts o~ recor~ ar to easemer~ts ~s#~blished by . ~udgmer~~; af a' c4ur# of compefenf jurisdic~ion ar~d nn authority is hereby gran~t~d to a~egisla~ti~e body to determine t~at t~e pubfic at targe has c~quired easemenfs far access ~hrovgh or use of pro~erty wi#~in ihe praposed ~uk~clivisian. {Amended by S i~tits. ! 975, Ch. 24.~ bS~74.(. A(egis~a~iv~ ~ady shall not deny ~ppraval of a fina~ map `. pursuar~f ~to Sectiort ;5647# if it ~as ~revious3y a~~roved a#entative map for ~he pro~osed subdivision and if af finds that #he final mc~p ~s in s~~astantia4 cornplicrice wi#h tF~e previnusly apprrnrad tenta~i~e map. ; . (Amended by Sta~s. [ 975, C~. z4.) . '~~ bfr~74.5. Na Iocal age~cy sk~all approve a finat subdivisian map for ~` any ~ar~d prc~ect, as def ined in Sec#ien 1 I QOQS of ~he 8usiness ar~d Professians Codet unless: . (a) Tt~e [~ca! age~c}+ has adap~ed a speci f ic plan cover- ~ ~r~g #he area proposed ta be ir~c~uded wi~hin t~a faRC~ projecf. ~ ~ (b) The foca! agcncy fi~ds tha3 i~e propased land prc» ~ Ject, toge~k~er with #he previs~ons far i3s design curc# .~ Improverrr~3, 3s consistent wifih the spe~ific p(an ~ . #or th~ area. This section shai! apPty ta tand pro~e~s for wt~tch te~#a- ~ive~ maps were approved on ar af~er Navember E~}, 1969. (Added by Stats. ~ 974, Ch. I 53G.) - Fxc~rpts from f~te Bvsiness and Prafes~ior~s Cade 1 i~.5 A"SQ~td project't is a svbd~~isiar~ or sc~bdiv~ded ia~ds within t~tis state whic~ safisfi~s a(l of ~he follawing conditians: {a) The s~t~divisivn or suf~divided lands co~tain S~ or more pares~s af w~ich any ~ are both . s~5t~ta~r ~~~~~~ o~ ~~~~ ~ Agprov~aE of Iand proj~ct~ . a~ ([) Nof impraved witl~ reside~i~1, 3ndvstriaf, com- .- - rnercial, or institu~ionai buildings and ~ (2} 0#fered for sate, levse, or financing far pur- ~ pases ain~r t~an Fndus~trial, commercial, insti-- tu~ior~al, or cammerciai agricul~ural uses. Land Praj~ct (b) Th~ subdivisian or svbdivided ~ands are located in an are~ in w~ich residp ~ess ti~an 1,500 registered voters wit~in ~he svbdivision a~ within two mi~es of ~i~e boundaries of the proper~y d~scribed in t~e fir~al public report. (c) Not consfituting a community a~arimen~ pro~ec~ as de- fined in 5ecfion I100~, c~ p~a3ect consist~ng of concfominiums ~s de~ined in Sec~ior~ 783 a~ the Civil Code, or a s~ocSc caoperative as ~ defiRed in Section I1403.2. ~ For purpos~s af subdivfsiar~ {a), iands own~d vr b~r~~ficiotly car~trv~led by svbstantiat~y tk~e sarne enti~i~s ~ or in#erests shail b~ ~ ' ~ deemed fa be par~ of tt~e sarne subdivided la~ds ar svbdivision. {Added by Stats. I969, G 763, p. 1526, Sec#ion 2, operative~ ~. Jan~ary 2, ! 97~.) . Exerr-~#iz;~s From Lar~d ! 1~.6. A su~divisia~ w~ich wou~d oi~herwise be trea~ed os a;and . Rrajec~s . pro~ect unde~ Sectifln I 1000.5 s~all not b~ so trea~ed, if f~e subdivid~r submi#s evidence satisfactory ta tf~e camm€ssioner ~~a~ any one of . the follawing conditions exists: . ~ta) Ail lots within fl~e subdivisior~ are to be offered f~r saie on~y i~a builders or dev~to~ers, ~ (b) The to-~s are nof ~ to be offe~~d by means of substaniiai ~ direc~ mait adver#isi~g, and ov~rall sales prar~o~'ion cos~`s in connec- ~• j #ior~ ~ with t~e sales ~f~eregf c~re nomina~. For the purposes af t~is ~ .. sectior~, sa1~s prarr~o~ion cosfis shatf be deemed nomina~ if they ~~clude ~ a co~v~n#ior~a! reol esta~e brokerage commission wF~ich commissio~ ~ sha!! not exceed similar commissians for sirr~ilar services in r~on-tand -. proje~ts in tf~e ~rea where suc~ services cce r~nde~ed or a camporable ~ " ares~ as determined by the commissioner plUS an ~llowance o~ no# =! ,. mora ~han 10 p~rcet~t a~F fne prajected se[Iing price of a!I of #he . ' ~. lofs ~or overhead and advertising. ~ ~ ~~ (c) O~her ~~iaracteris~ics of the subdiv~san rer~der such ~reat- men~ unn~cessar/ in order to provide pra#ectio~ ~o fhe P~blic, as defermined ir~ accordar:ce wi#h resrsor~c~1~ regulations adcp'ted by the eornm~ssion~~ to carry o+.~t the provisi~ns of t~is chap#er. - .. ~~dded by S~tats, I 969, c. 763, p. 1526, Secfian 3, . aperative . . ~ - ~ Jarx.tory 2i I97Q.) , . . - - ._ - . , i ;: . ~ . . - . . SPECI~IC PLAN FEE SCHEDULE ~ ~~ ~, ~ ' .~.,u ~ ~ ~ ~ ~~~ ~ni~ia3. App].ication Fee ~ ~r~ ~~ ~ ~ ` ~ .; $509'.04 ~ The in~.tial. app].ication fee is ~.n~ended to cover those casts incu~rred by the Caunty in ~he review o~' a specific p1an, inc].uding the review o£ the conceptual plan by the Planning, Public Warks and Environmental Heal~h departments; ~he organizatian of the pre-deve~opment confer~nce; and the de~ini~i.on of study area and scope of;work far ~he s~~c~fic p].an. Tnc~uded wi.thin ~he fe~ is an env~.ronmental review ~ee ta cover the County's costs in ~he p~eparat~:on of an ini~~al study. The ~.ni~ial application fee breakdowri is as follows: Planning Department ~~-5~.a~ Environmental Review ~2~~•~~ ~ Envirvnmenta~ Heal'th $ 24.00 Publa.c Works $115.00 TOTAL $509.dQ Review and A rava~. Cas-~s ~ In accord wi~h the adopted specific plan procedures, ance the s~udy ar;~a and scope o£ work are ~dent~fied, the applican~ pre- pares a draft specific plan. Th~ P~anning Depar~ment wi~l review the f~.rst draft, suggesting apprapri.ate revisivns . When appro- priately revzsed, the Planning Depa~tmen~ guides the speci~ic p~.an thrQUgh ~Che hearing proc~ss and the County is xesponsible for the contents of the dacumen~ woxking ~vith the appYicant ar the app~icant's consultant. This phase of the speci£ic p7.an - review and approval process may involve consi.derab~.e sta~f time depend~ng upon the project and circum~~ances invo~ved. The appl~cant shall pay all cos~s incuxred for the reva.ew and approva~: of the spec~~'ic p1an. Such costs sha~7. include public hearing;,a~ten~.ance, printing costs, the County's consultantl specialist's fees ~if any) and any other relevan~ ~xp~nses a.n- cuTxed by the County incl.uding Planning Departmen~ sta~f time. The P~anni~g Depar~ment sha~7. ma~ntaa.n accaun~ing recards of these cos~s and sha~l bi11 the applicant during the revi~w and approval phase in increments a~ $7.,004.00 when the costs exceed tha.s amount .