SECTION 25.48
SPECIFIC PLANS
Sections:
25.48.2 Specific Plan Initiation, Preparation, and Content
25.48.3 Review and Adoption of Specific Plan
25.48.4 Implementation, Amendments
25.48.1 Purpose
Any Specific Plan shall be prepared, processed, approved or disapproved, and implemented in compliance with this Section.
25.48.2 Specific Plan Initiation, Preparation, and Content
The Council, upon advise of the Planning Commission, may initiate preparation of any Specific Plan. Specific Plans shall be prepared only under direct supervision of Department and shall include the following information in the form of text and diagrams:
A. Proposed land uses. The distribution, location and extent of land uses proposed within the area covered by the plan, including open space areas;
B. Infrastructure. The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities to be located within the Specific Plan area and needed to support the proposed land uses;
C. Land use and development standards. Standards and criteria by which development will proceed, and standards for the conservation, development and utilization of natural resources, where applicable;
D. Implementation measures. A program of implementation measures, including regulations, programs, public works projects, and financing measures necessary to carry out the proposed land uses, infrastructure, and development and conservation standards and criteria;
E. Relationship to General Plan. A statement of the relationship of the Specific Plan to the General Plan; and
F. Additional information. The Specific Plan shall contain any additional information determined to be necessary by the City because of the characteristics of the area to be covered by the plan, applicable policies of the General Plan, or any other issue determined to be significant.
25.48.3 Review and Adoption of Specific Plan
A. Environmental review. The draft Specific Plan shall be subject to environmental review as specified in Section 25.41.6 (Environmental Assessment).
B. Staff report. A Department staff report shall be prepared for the draft Specific Plan in compliance with Section 25.41.7 (Staff Report and Recommendations), which shall include detailed recommendations for changes to the text and diagrams of the Specific Plan to make it acceptable for adoption.
C. Public hearings. A proposed Specific Plan shall be subject to public hearings before both the Commission and Council before its adoption, as follows:
1. Commission. The Director shall schedule a public hearing on the proposed Specific Plan after completion of a staff report and any required environmental documents. The hearing shall receive public notice and be conducted in compliance with Section 25.43 (Public Hearings). After the hearing, the Commission shall forward a written recommendation to the Council.
2. Council. After receipt of the Commission recommendation, a public hearing on the Specific Plan shall be scheduled. The hearing shall be noticed and conducted in compliance with Section 25.43 (Public Hearings). After the hearing, the Council may adopt the Specific Plan, may disapprove the plan, or may adopt the plan with changes, provided that any changes to the plan that were not considered by the Commission shall be referred to the Commission for its recommendation. Failure of the Commission to report within 45 days after the referral, or any longer period set by the Council shall be deemed a recommendation for the approval of the changes.
D. Adoption. The adoption of a proposed Specific Plan shall be entirely at the discretion of the Council. The Council shall adopt a Specific Plan only if it first determines that the plan:
1. Is consistent with the General Plan; and
2. Will not have a significant effect on the environment, or is subject to the overriding findings specified in the City of Fairfield CEQA Guidelines.
The Specific Plan shall be adopted by ordinance, or by resolution of the Council.
25.48.4 Implementation, Amendments
A. Development within Specific Plan area. After the adoption of a Specific Plan, no public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no amendment to this Ordinance may be adopted within an area covered by a Specific Plan unless it is consistent with the Specific Plan. The Council may impose a Specific Plan fee surcharge on development permits within the Specific Plan area, in compliance with Government Code Section 65456.
B. Amendments. An adopted Specific Plan may be amended through the same procedure specified by this Section for the adoption of a Specific Plan.