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HomeMy WebLinkAboutAGENDA REPORT 1985 0826 CC JNT PC ITEM 04C MOORPARI. ,r,z, ALBERT PRIETO STEVEN KUENY Mayor City Manager JAMES D.WEAK CHERYL J. KANE Mayor Pro Tern City Attorney THOMAS C. FERGUSON ORO%�AS NIALL FRITZ Councilmember '7 Vy Director of DANNY A. WOOLARD 'ter • Community Councilmember ;# Development LETA YANCY.SUTTON R. DENNIS DELZEIT Councllmember City Engineer DORIS D. BANKUS JOHN V.GILLESPIE City Clerk Chief of Police JOHN C. GEDNEY MEMORANDUM City Treasurer TO r The Honorable City Council and Planning Commission FROM r Steven Kueny, City Manager 54 DATE : August 26, 1985 . SUBJECT : Use of Plarjed Community Zone and/or Specific Plan As you know, the City Council is considering a possible amendment to the General Plan Land Use Element to require a Planned Community Zone or preparation of a Specific Plan in certain areas of the City. The only prerequisite discussed so far for requiring one or the other of the "master plan" techniques has been the size of the project. It is obvious that other reasons could be terrain, community facilities and other development issues. The Carlsberg property east of Moorpark Road (formly PC-4) has been the primary focus of the discussion. To assist in consideration of this matter the following material is enclosed. /crl 799 Moorpark Avenue Moorpark,California 93021 (805)529.6864 The Honorable City Council and Planning Commission August 26, 1985 Attachments 1. Government Code Section 65450 re: Specific Plan 2. Planned Community Zone (Article 13) of Ventura County Zoning Ordinance as adopted by the City of Moorpark 3. City of Simi Valley proposed Code Sections (Article 17) Specific Plans 4. City of Walnut a, Specific Plan Content Guidelines b. Agenda for Study Session on subject of Specific Plans c. Sample of Specific Plan Document /crl 1 9965420 to 65428 GOVERNMENT CODE 1GOs Repealed i 59 65420 to 65428. Repealed by Stats.1964, c. 1009. p.—.§ 16 1 4 19BFa, - For subject !Miter 6 nmerly contained in § 65421, see, now.§ 65JW.9. Scc Le ARTICLE 8. SPECIFIC PLANS [NEW] under I De 446, Section 1 65450. Preparation; purpose. I § 65 65450.1. Repealed. 65451. Required contents. at 65452. Optional contents. nece 65453. Procedures. (Adi 65454. Plan consistency. 65455. Project consistency. J 191 65456. Fees and charges. Quality section as alternative procedure. 1 Fo 65457. Exemption from California Environmental oalit Act; ( _, li Article 8 was added by Stats.1984, a. 1009, P. --i 4 18. 1 node Former article 8 was repealed by Stats.1984, a. 1009, p. —. 4 17. 4 6: § 65450. Preparation; purpose i SI After the legislative body has adopted a general plan,the planning agency may,or if so directed by exce the legislative body, shall, prepare specific plans for the systematic implementation of the general .l ofte plan for all or part of the area covered by the general plan. (Ada (Added by Stats.1984,c. 1009, p.—,§ 18.) 7 19 1984 Legislvgon. Former§ 65450.1,added by Stats1965.c. IBBO,p.4342. 4, F c § 5. f Former§65450 was repealed by Stats.1984,c. 1009. p. _ j — —�§ lie # . Sc Sac now,§ 65454. Notes of Dads'loos 4$ 4 Legislative .intent 39002.ng to Sm1s.19g4,C. 1W9,see note 1. In genereel b unde under Flue O.§ A al specific map is not required for land use Dedni= Former §65450, added by Stats.1965, n element ofa general plan adopted by a city or county. 69 .i O 1880.p 4542,§ 5. Ops.Atty.Gm.75,3-7-84. adtlr j Ft § 65450.1. Repealed by Stats.1984,c. 1009, p.—.§ 17 q § 5. •. See,now,§ 65450. 1 § 6 c § 65451. Required contents wit (a) A specific plan shall include a text and a diagram or diagrams specifying all of the following in (Ad detail: (1) The distribution,location,and extent of the uses of laud,including open space,within the area a• covered by the plan. 4 L and extent and intensity of major components of public and 4 and (2) The proposed distribution,, swge location, solid waste disposal, energy, and other essential j n privateitransportation,to sewage, water, drainage, P° i 188! facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed,and standards for the conservation, 1 § I development, and utilization of natural resources,where applicable. i works rojects, I (4) A program measures of necessaryn oea rry o t rng h (1), O,proand(3). publicP ter and fiThe he spe plan ncd to sorry oant paragraphs(ns ip and an (b) Thespecific plan shall include a statement of the relationship of the specific plan to the general pia plan. (Added by Stats.1984, c. 1009, p.—,§ 18.) (A. Underline Indicates changes or additions by amendment As 88 1 r a • • 5 rRjt. ', I '4 1 k.° IRNMENT CODE t . - GOVERNMENT CODE figt1� § 65455 ffen :rT-Is 1984 Former § *ation. Notes of Decisions _ 'S" r For4 el]§,65451 was rtl'rol rlby_Slatcl9AJ,q_IW9,.p. ,i . I. In general ] 4 Sc §§ 62452.65454. Adoption of specific land use plan by city council w 1.1. +4, Legislative intentrelating to Stats.1984,C. IDJ9,see note legislative act subject to referendum. Yost v. Thomas " under Fauc.C.§ 39D02, (1984) 205 GI.Rptc 801, 685 P.2d 1152, 36 G3d 561. .y s Derivation: Former § 65451, added by Stats.1971, c. 1446,p. 2857.§ 10. se.f.n § 65452. Optional contents ;?l'4h^ The specific plan may address any other subjects which in the judgment of the planning agency are !•' necessary or desirable for implementation of the general plan. (Added by Stats.1984, c. 1009, p.-, § 18.) Y. 1984 Legislation. Derivation: Former § 65451 added by Slatsl9]I, c. p Lent ative procedure. Former§ 65452 was , p. 2857,§ 10. ; )a repealed by Stats.1984,C. 1009 1446,p. -.§a17. „fa le rn _ Legislative intent relating to Stats.1984,c. 1009,see note ,f,:: w /]. under Feud,C.§ 39002. ® 65453. Procedures ?i r if so directed by Specific plans shall be prepared, adapted, and amended in the same manner as general plans, 4r. , on of the general except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. (Added by Stats.1984, c. 1009, p. -, § 18.) 965,a 1880.p.4342, ?. 1984 Legislation, a Notes of Decisions M1� 2). Former§ 65453 was repealed by Stats.1984,c. Ic09, p. 1. 1n general a £ -.§ 17. Adoption of specific land use plan by city council was See,now,§q 65456,65457. legislative act subject to referendum. Yost v. Thomas .11 $ (1984) 205 Catalan 801, 685 P.2d 1152, 36 C3d 561. L Legislative intent relating to Stats.1984,c. 1009.see note If Property owners could riot tie conditional rase permit ' ed for the land use 'S under Fduc.C. § J9W2, for processing hydraulic mine tailings for production of Sand dlY or county. 6] ' and gravel to safety and seismic safety elements of county Derivation: Former §§ 655130 to 65503, 65505, 65507, general plan,permit could not be invalidated,regardless of i added by Stau1965,e. 1880,pp.4343,4344,§ 5. inconsistency of such elements of the plan with mandatorye' .Former§ 65504,added by Suu.1965,c. 1880, 43M, statutory criteria. Neighborhoodh Action Group for FM § 5.amended by Smts1982 C.923,p.-,§ 2. p. D'at1924 IDJ Cal:p r.40!154 CA.ad me en rot.117 (App.3 as§ 65454. Plan consistency , No specific plan may be adopted or amended unless the proposed plan or amendment is consistent the following in with the general plan. (Added by Stats.1984, c. 1009.p.-, § 18.) within the area 1984 Legislation. 'Former§ 65451,added by Smn.197I,c. 1446, P. E857, Legislative intent relating to Stats.1984,c. 1009.see note 1 is of public and ) under Flue.C.§39002. § 0. other essential Derivation Former § 65450, added by Stau1965, c i apport the land 1880,p.4342.§ 5. e conservation, § 65955. Project consistency • works projects, No local public works project may be approved, no tentative map or parcel map for which a ,9 tentative map was not required may be approved, and no zoning ordinance may be adopted or • to the general j amended within an area covered by a specific plan unless it is consistent with the adopted specific plan. • (Added by Stats.1984, c. 1009, p. -, § 18.) Jy amendment Asterisks • • • Indicate deletions by amendment 89 § 65455 GOVERNMENT CODE 1984 Legislation. Former§ 65553.added by Su¢1910, a 1590,p. 3314. • Legislative intent relating to Stab1984,o. IW9,see note § 14.. under Educ.C.§39002.- Dcdotian: Former § 65552. added by Stau.1965, c -- - —'- — -- -- 1880.p.4344,§ 5. § 65456, Fees and charges (a) The legislative body,after adopting a specific plan,may impose a specific plan fee upon persons 1 seeking governmental approvals which are required to be consistent with the specific plan. The fees shall be established so that,in the aggregate,they defray but as estimated do not exceed,the cost of - preparation, adoption, and administration of the specific plan, including costs incurred pursuant to i Division 13 (commencing with Section 21000) of the Public Resources Code. As nearly as can be .{ estimated, the fee charged shall be a prorated amount in accordance with the applicant's relative benefit derived from the specific plan. It is the intent of the Legislature in providing for such fees to charge persons who benefit from specific plans for the costs of developing those specific plans which result in savings to them by reducing the cost of documenting environmental consequences and advocating changed land uses which may be authorized pursuant to the specific plan. + (b) Notwithstanding Section 54992,a city or county may require a person who requests adoption or amendment of a specific plan to deposit with the planning agency an amount equal to the estimated cost,of preparing the plan or amendment prior to its preparation by the planning agency. (c) Copies of spec plans shall be made available to local agencies and the general public A city or county may charge a fee for a copy of a specific plan or amendments to a specific plan in an amount that is reasonably related to the cost of providing that document (Added by Stats.1954,C. 1009, p.—, § 18) 7 • 1984 tedsledon. Former§ 65551,added by Srats.1965,e. 1880.p.4344. Legisiathve intent Mating to SIa34.1984.a Io09.see note §5.amended by Stars.1981,c 914.p.3458,§4. under Educ C.§ 39002 ; Derivation: Former § 65453. added by Stats.1979, C. 1207.p.4746.§ 9. 0 65457. Exemption from California Environmental Quality Act; section as alternative proce- dure. (a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 I (commencing with Section 21000)of the Public Resources Code. However,if after adoption of the I specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of ; Division 13(commencing with Section 21000)of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan. (b) An action or proceeding alleging that a public agency has approved a project pursuant to a specific plan without having previously certified a supplemental environmental impact report for the specific plan, where required by subdivision (a), shall be commenced within 30 days of the public agency's decision to carry out or approve the project (c) This section does not supersede but provides an alternative procedure to Section 21080.7 of the Public Resources Code. (Added by Stats.1984, e. 1009, p.—, § 18.) • 1984 Legislation. legisiadve intent resting to Stab.1984,c. 1009.set note under Educ.C, § 39002 Underline Indicates changes or additions by amendment 90 Ii rye .,uz..7 ARTICLE 13 PLANNED COMMUNITY (P-C) ZONE (THIS ARTICLE AM. ORD. 3550-6/9/81) Sec. 8131-0 - PURPOSE OF ZONE - In order to provide a method that will promote the maximum in living benefit to the public from balanced and diversified large scale planned communities; and In order to aid in making provision for: desirable relationships between the types and amounts of proposed urban uses and the physical base of the area; adequate movement of pedestrian and vehicular traffic; identification of cost/revenue relationships for public utilities and facilities serving the area; and community facilities and services of adequate capacity and distribution; and In order to increase long term security on behalf of the public and the applicant by: encouraging communication between the applicant and the Planning Agency from the time the project is first conceived, and recognizing that provisions have to be made for maintaining future flexibility with respect to the content of adopted plans and programs; and • in order to Provide a means of logically linking the processes of planning and community development by: evaluating the submitted plans for conformance with adopted County plans, programs, and policies; requiring specific categories of information relating to the proposed community that will enable the Planning Agency to determine its impact on adjacent communities and on agencies and facilities that would have to provide services to the area; and requiring that community develop- ment take place in substantial conformance with adopted Master and Specific Plans and Development Programs, Land in the Planned Community Zone may be used subject to the Pro- visions set forth herein. Sec. 8131-1 = PERMITTED USES - In the Planned Community Zone, uses are permitted only as provided for hereinafter: Sec 8131-1.1 - Nonconforming uses may be continued pursuant to the provisions of Article 42; Sec. 8131-1.2 - Agricultural uses, as identified in Article 2 that are not permitted pursuant to the provisions of Article 42 may be permitted if a conditional use permit is obtained from the Planning Commission as provided in Article 43; (AM. ORD. 2845 - 5/14/74) Sec. 8131-1.3 - The addition of any other uses shall not be permitted unless all of the following requirements have been met: Sec. 8131-1. 3.1 - That a Master Plan, Specific Plan(s) and Development Program(s) be submitted and adopted subject to the procedure and requirements contained herein, and. • 374 OC-2 Sec. 8131-1.3.2 - That a specific Use Zone, other than the Planned Community Zone which permits or conditionally permits the proposed use, be adopted for the subject area and that this Use Zane must be in conformance with the adopted Specific Plan(s) and _. development Programs)-. --For -purposes-of-thisArticlerUse-Zones refer to both Use Zones and Use Districts. Sec. 8131-2 - APPLICATIONS - The procedures for applying for the Planned Community Zone, and specific Use Zones, and the procedures for _ submitting Master and Specific Plans, Development Programs and the related maps and reports are as follows: Sec. 8131-2.1 - An applicant may submit an application for the Planned Community Zone in accordance with the provisions of Article 44, provided that the application is accompanied by: a. A Master Plan that meets the intent and requirements of Section 8131-3; b. A Specific Plan(s) that meets the intent and require- ments of Section 8131-4; c. A Development Program thae meets the intent and require- ments of Section 8131-5; and d. Maps and reports that meet the intent and requirement of Section 8131-6. Sec. 8131-2.2 - In accordance with the provisions of Article 44, the ft Planning Commission shall hear the application for the Planned Comma- . pity Zone and, if recommending adoption thereof, shall forward the application with an appropriate resolution to the Board of Supervisors; Sec. 8131-2.3 - Also, the Planning Commission shall consider simul- taneously with the application for the Planned Community Zone: A Master Plan, the Specific Plan(s) , a Development Program, and the related maps and reports; and, if recommending adoption thereof, shall forward the Master Plan, the Specific Plan(s) , the Development Program, and related maps and reports with the appropriate resolution to the Board of Supervisors; Sec. 8131-2. 4 - If the Planned Community Zone, the Master Plan, the Specific Plan(s) , the Development Program and related maps and reports are adopted by the Board of Supervisors, the Planned Community Zone replaces previously adopted zoning as of the effective date of the adopting ordinance; Sec. 8131-2.5 - If the Planned Community Zone 'is adopted by the Board of Supervisors, pursuant to Section 8131-2.4, the applicant may submit an application for specific Use Zones in accordance with the provi- sions of Article 44. • • 375 OC-2 Sec. 8131-2. 6 - The Planning Commission shall hear the application for Specific Use Zones and if recommending adoption thereof shall forward the Specific Use Zones with the appropriate resolution to the Board of / Supervisors; Sec. 8131-2.7 - If the Specific Use Zones are adopted by the Board of Supervisors, the official zoning maps shall be amended as of the effective date of the adopting ordinance to indicate that the adopted Specific Use Zones, as well as the previously adopted Planned Commu- nity Zone, apply to the subject property; • Sec. 6131-:2. 6 - Applications for tentative tract maps and planned development permits may be submitted with the application for Specific Use Zones in accordance with the provisions of this Division provided that these applications are: a. Acted upon only after the application for Specific Use Zones has been acted upon favorably. b. Accompanied by a statement from the applicant wherein he • agrees to the above procedure. • Sec. 8131-3 - CONTENT OF MASTER PLAN - The Master Plan submitted shall: Sec. 8131-3.1 - Include the entire area that is intended to be part of the planned Community; and Sec. 8131-3.2 - Have identified for each and every area the • proposed general categories of: land uses, including density categories as contained in the adopted Residential Compatibility ' Table; improved and natural open areas; and the circulation system, including primary and secondary roads or the two classes of highest capacity roads used or proposed; and public facilities including schools, libraries, recreational facilities, fire and police facilities among others; and Sec. 8131-3.3 - Have the above topics placed over a recent topographic base map(s) of such a scale that approximate measure- . ments can be made therefrom and that the intent of the proposal can easily be determined. Sec. 8131-4 - CONTENT OF SPECIFIC PLAN(S) - The Specific Plan sub- mitted shall: Sec. 8131-4.1 - Include the entire area as one Specific Plan or as Specific Plans for. each five year build-out period; and Sec. 8131-4.2 - Have identified for each and every area the proposed specific categories of: land uses; residential den- sities; improved and natural open areas; public facilities including schools, libraries, recreational facilities, fire and police protection among others; and the circulation system, including primary, secondary, and collector roads or the three ( classes of highest capacity roads used or proposed and any pedestrian or equestrian systems proposed that are not included in adopted county road standards; and 376 OC-2 Sec. 8131-4.3 - Have the above topics placed over a recent topographic base map(s) of such a scale that approximate measure- ments can be made therefrom and that the intent of the proposal can easily be determined. _ Sec. 8131-5 - CONTENT OF DEVELOPMENT PROGRAM A Development Program shall list in the order of expected development and in tabular form those categories of items in that Master Plan and the Specific Plan(s) that are anticipated to be constructed by the applicant, other private developers, and public agencies. Sec. 8131-6 - TYPE AND CONTENT OF MAPS AND REPORTS - In order- that the Planning Commission and Board of Supervisors may be advised of the: (1) impact of the proposed development on adjacent communities and those agencies that would have to provide services to the area, (2) relationship of the proposed development to adopted plans, policies, and ordinances, and (3) alternative means of control of the design and improvement of the area, the following is required to be submitted: Sec. 8131-6.1 - For Master Plan Area: Sec. 8131-6.1.1 - Maps that have delineated areas of: slopes expressed in categories of percent that can be used in evaluating the relationship of the proposed plan to its site; soils that are categorized by a licensed soils engi- neer as suitable or unsuitable for urban development pur- poses; areas subject to flooding; areas of topography that have moderate and high fire hazards; geological conditions; and high water table; and �'• Sec. 8131-6.1.2 - Maps that delineate the relationship of the proposed development to adopted County plans, policies and ordinances; and Sec. 8131-6. 1.3 - Reports that describe the existing systems, community facilities and services and include: vehicular circulation system; sewer and water system; flood control system; community facilities, (i.e. , schools, parks and recreation, open space, library and community centers) and community services (i.e. , police protection, fire suppres- sion, physical and mental health, welfare and probation) : Sec. 8131-6. 1.3.1- The reports for the above systems, community facilities and services shall state: the name of the responsible agency; present capacity of the system; present amount of demand or. use of the system, programmed additions of capacity; and anticipated load resulting from the proposed development; and Sec. 8131-6. 1. 4 - Reports that describe the relationship of the proposed development to adopted County Plans, policies and ordinances; and 377 0C-2 Sec. 8131-6.5 - Reports that describe the proposed systems, ( community facilities and services to be constructed and/or operated by the applicant: Sec. 8131-6.1. 5.1 - The reports for the above systems, community facilities and services shall state: the name of the agency that will assume responsibility; proposed capac- ity of the system; and the projected demand that is antici- pated at the completion of the entire development; and Sec. 8131-6.1.6 - Reports that describe the total number-of dwelling units and the percent. of proposed dwelling units that are within each residential density category; and Sec. 8131-6. 1.7 - Reports that describe the cost/revenue relation- ship for existing and proposed public utilities (i.e. , sewer and water) community facilities and services, special districts, and County service areas; and Sec. 8131-6.1. 8 - A report that describes the source of employ- ment available to residents of the p;oposed community. Sec. 8131-6.2 - For Specific Plan(s) Area: Sec. 8131-6.2.1 - Reports that describe the proposed range of rents or purchase prices as applied to the percentages of single and/or multiple family dwelling units within each residential density category identified on the Specific Plan. Sec. 8131-6.3 - General Provisions: • Sec. 8131-6.3.1 - For each of the above categories of maps and reports, €here shall be included a statement that explains the relative importance that the applicant has placed on the information and how it has guided him in overall planning decisions; Sec. 8131-6.3.2 - At the discretion of the Planning Director, any of the maps or reports that are required to be submitted under the provisions of Section 8131-6 may be waived or the required content reduced if the reports would not be necessary in view of existing adequate capacity and close proximity of urban services and facilities. Sec. 8131-7 - GENERAL CRITERIA FOR EVALUATION OF MASTER AND SPECIFIC PLANS, DEVELOPMENT PROGRAMS, AND THE RELATED MAPS AND REPORTS : Sec. 8131-7.1 - The content of the Master Plan, Specific Plan (s) , Development Programs, and the related maps and reports shall be evaluated for: Sec. 8131-7.1.1 - Conformance with adopted County plans, ( programs, and policies; and 378 OC-2 • ( Sec. 8131-8.3 - If it is determined by the Planning Agency that the proposed revision to the Master Plan would significantly r - -„-—conflict-with development -proposals-for-an area- included within an adopted Specific Plan, that adopted Specific Plan shall be submitted for revision before the proposed revised Master Plan is heard. Sec. 8131-9 - PROCEDURES FOR REVISING THE ADOPTED DEVELOPMENT PROGRAM(S) : Sec. 8131-9.1 - The applicant may submit to the Planning Commis- sion an application for a revision of the adopted Development Program(s) provided that: Sec. 8131-9.1. 1 - Application is made on forms approved by the Planning Division; and Sec. 8131-9.1.2 - A revised Development Program(s) is submitted that meets the requirements of Section 8131-5. Sec. 8131-9. 2 - The provisions contained in Article 44, Section 8164-7 through Section 8164-17 shall 'be used in processing and hearing applications for revisions to adopted Development Program(s) . Sec. 8131-10 - PROCEDURES FOR REVISING MAPS AND REPORTS: Sec. 8131-10.1 - The applicant may submit to the Planning Commis- • sion an application for a revision of maps and reports provided that: C- Sec. 8131-10.1.1 - Application is made on forms approved by the Planning Division; and Sec. 8131-10. 1.2 - Revised maps and reports are submitted that meet the requirements of Section 8131-6. Sec. 8131-10.2 - The provisions contained in Article 44, Section 8164-7 through Section 8164-17 shall be used in processing and hearing applications for revisions to maps and reports. Sec. 8131-11. - FILING FEES - Each application for the Planned Commu- nity Zone and each application for any other specific Use Zone in conjunction therewith shall be accompanied by the filing fees as set forth in Section 8164-3. Such fees shall include the cost of pro- cessing the Master Plan, Specific Plan, Development Program, and the related maps and reports required to be submitted therewith. Each application for revision of such adopted Master Plan, Specific Plan, the Development Program, and the related maps and reports shall be accompanied by the filing fees as set forth in Section 8164-3 . 380 OC-2 �- - - Sec. 8131-7.:1.-2-- Ability to-promote- -a"-desiL abid-Commu- nity for residents and interim users by making provision for: imaginative and desirable relationships between the types and amounts of proposed urban uses and the physical base of the site and adjacent areas; adequate and safe movement of pedestrian and vehicular traffic; identification of cost/revenue relationships for public utilities and Public facilities including but not limited to police, fire, library, school, and park and recreation facilities- serving the area; community facilities, including religious facili- ties, and services of adequate capacity and distribution; and a broad range of housing mixes. Sec. 8131-7. 2 - The content of the Specific Plan(s) shall also be evaluated for conformance with the proposed or adopted Master Plan. Sec. 8131-8 - PROCEDURES FOR REVISING TEFL ADOPTED MASTER PLAN - AND/OR SPECIFIC PLAN(S) : Sec. 8131-8.1 - The applicant may submit to the Planning Commis- sion an application for a revision of the adopted Master Plan and/or Specific Plan(s) provided that: Sec. 8131-8. 1. 1 - Application is made on forms approved by the Planning Division; and Sec. 8131-8.1.2 - A revised Master Plan, where required, is submitted that meets the requirements of Section 8131-3; Sec. 8131-8.1.3 - A revised Specific Plan(s) , where re- quired is submitted that meets the requirements of Section 8131-4; and Sec. 8131-8.1. 4. - Revisions to the Development Program and the related maps and reports for the revised Master Plan and/or Specific Plan(s) , shall be submitted or, if applicable the applicant shall submit a signed statement to the effect that the proposed revision in the Master Plan and/or Specific Plan(s) is of such a nature that the previously adopted Development Program and the related maps and reports still meet the intent and requirements of Sections 8131-5 and 8131-6. Sec. 8131-8. 1.5 - If the revised Specific Plan (s) would require a change in the Specific Use Zone classification or zone boundaries, an application for a change of the Specific Use Zone shall be submitted simultaneously therewith. Sec. 8131-8. 2 - The provisions contained in Article 44, Section 8164-7 through Section 8164-17 shall be used in processing and hearing applications for revision to an adopted Master Plan . and/or Specific Plan(s) . 379 OC-2 ;April ;.1985 -.Draft- /„ Cs«% .: ARTICLE 17 SPECIFIC PLANS Sec. 9-1.1701 - Purpose and Intent - It is the intent and purpose of this Article to establish uniform procedures for the adoption and implementation of Specific Plans for the coordination of future development within the City. Sec. 9-1.1702 - Applicability (a) The provisions of this Article shall apply to all parcels of land designated as Specific Plan areas in the City's General Plan. No building or grading permit, planned development permit, special use permit, variance, tentative map, or any other entitlement shall be granted for any parcel within any area so designated prior to the approval of a Specific Plan for that area or which would be inconsistent therewith. (b) The provisions of this Article shall not apply to the following: (1) Any valid tentative map, planned development permit, special use permit, or any other entitlement approved or in effect prior to the effective date of this Chapter. (2) Zone changes, parcel maps, and other entitlements required for annexation of property to the City. Sec. 9-1.1703 - Specific Plan Content (a) Persons seeking Specific Plan approval shall submit applications which shall be accompanied by a draft Specific Plan document for the entire Specific Plan area which contains the information required by Government Code Section 65451 and which addresses the following issues of concern: (1) Standards for the nature, location, density and size of all existing and proposed land uses. (2) Standards for the vehicular and pedestrian circulation within the project and surrounding area. (3) Standards for the provision of essential urban services, including but not limited to, public safety, public utilities, recreation and similar services, as may be required by the proposed development. (4) Standards for the conservation, development and utilization of natural resources. RECEIVED Hu 1 7 1985 -195- ",ity of Maorpa? Apr11 ,41965 Draft (5) Pertinent land use regulations which will be used for the implementation of the Specific Plan, including supporting justification for new development standards or procedures not provided under other existing City regulations; and, (6) Any other information as is deemed necessary by the Director to assure that the proposed Specific Plan is consistent with the provisions of the State law, the General Plan, and any other laws and regulations of the City of Simi Valley, and all other local responsible agencies. (b) Words and phrases used in Specific Plans shall be defined and used so as to conform with the definitions and usage in State and City laws , regulations and policies. Sec. 9-1.1704 - Specific Plan Procedure (a) The review, adoption, and amendment of Specific Plans shall be conducted pursuant to Section 65450 et seq. of the California Government Code. (b) Applications for the review of any Specific Plan shall be filed with the Department of Community Development of the City on the appropriate forms provided. All applications shall be signed by the owner of the property. Sec. 9-1.1705 - Implementation (a) Unless otherwise established in the Specific Plan, all development within a Specific Plan area shall be implemented pursuant to the planned development procedures and standards of the Simi Valley Development Code. (b) Specific Plan projects which are not implemented in accordance with the planned development procedures and standards of the Simi Valley Zoning Ordinance shall provide an equivalent set of standards and procedures as part of the Specific Plan. Such projects shall require an amendment of the Zoning Map to replace inconsistent zoning district designations on the map with a notation which references the title of the adopted Specific Plan for development standard purposes. Sec. 9-1.1706 - General Plan Consistency - The Consistency Guidelines of Appendix A of the General Plan shall be used to determine project consistency with the General Plan. The Specific Plan shall be consistent with the purposes and standards and land use guidelines in Appendix B of the General Plan. Sec. 9-1.1707 - Findings (a) Prior to approving or conditionally approving any Specific Plan or amendment thereto, the following findings supported by adequate evidence shall be made that the Specific Plan: -196- April , i985 Draft (1) is consistent with the goals and policies of the General Plan and with the purposes, standards, and land use guidelines of Appendix B therein; and, (2) helps to achieve a balanced community of all races, age groups, income levels, and ways of life; and, (3) results in development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; and, (4) contributes to a balance of land uses so that local residents may work and shop in the community in which they live; and, (5) respects the environmental and aesthetic assets of the community consistent with economic realities and the need for energy conservation. (b) Where the Specific Plan substitutes development standards or procedures other than those presently adopted by the City, additional findings supported by adequate evidence shall be made to justify each new standard or procedure based on one or more of the following criteria: (1) that it is necessary to achieve flexibility in implementation or innovation of design consistent with the protection of the public health, safety and general welfare; or, (2) that it is necessary to provide low and moderate cost housing; or, (3) that it is necessary to preserve open space and the natural features of the City's hillsides and canyon areas. -197- CITY OF WALNUT SPECIFIC PLAN CONTENT GUIDELINES The purpose of these guidelines is to provide a basic content outline in developing a Specific Plan. Specific Plan docu- .. ments do not have to follow the exact format outlined herein , but do have to include the content areas indicated in the guideline in whatever format they are developed . The extent to which each content area shall be discussed in the Specific Plan will be dependent on the nature of the development pro- posal . The adequacy of each Specific Plan document will be decided by the City and applicants are encouraged to obtain the guidelines and to discuss their development proposals with the City staff at an early point in their project formu- lation . The guidelines are provided to give applicants an indication of areas of City concern 3n project review , and to facilitate development of concise and comprehensive Specific Plan documents . I INTRODUCTION A. Purpose and Intent Discuss the overall purpose of a Specific Plan , how it functions , how it relates to the General Plan , and how it implements the General Plan . D. Authority and Scope Discuss the legislative authority for preparation of Specific Plans and the Government Code des- cription of plan content. C. Project Location Describe location from a regional and local context establishing the exact limits of the Specific Plan aerial extent. Include : Vicinity Map Legal Description D. Identification of Development Issues facing the planning area . A brief discussion of the development constraints I which were taken into consideration in the pre- _ paration of the Specific Plan should be included. Examples : 1 . Environmentally sensitive areas 2 . School/park requirements , open space 3. Steep slopes/grading concerns 4 . Circulation constraints II THE SPECIFIC PLAN CONCEPT A. Establish the overall goals and objectives for the total development . B. Describe the Specific Plan concept , i . e. , the basic intent and components of the plan . C. Describe the various land Uses . Provide a statistical summary for each use area . 1. Location and number of acres 2. Number and type of dwelling unit 3. Density and building intensity D. Describe circulation plan. 1 . Describe street hierarchy and general standards - provide streetscape cross sections 2. Describe trail and bikeway concepts a . General standards for location b. Cross section 3. Discuss design concepts for scenic road corridors - cross sectional streetscape concepts 4 . Locate sensitive view areas and visual resources E. Describe open space and recreation plan . 1 . Describe general locational criteria 2. Categorize open space/recreation: uses 3. Discuss ownership and maintenance provisions 2 F. Development Phasing Plan . Establish development phasing plan and sequence of development G. Community Facilities and Services . 1 . Discuss availability and improvements for: a . Sewerage b. Water c. Storm drainage d. Utilities c . Solid waste 'disposal 2. Discuss service capacities and provisions for: a . School services b. Fire protection c. Law enforcement services H. Master landscape concept plan . 1 . Discuss use and location of landscape areas 2. Discuss design concepts I . Discuss overall grading concept. 1 . Establish policies and objectives 2. Discuss relationship to City grading standards J. Relationship of Specific Plan to General Plan goals and policies . 1 . Land use element 2. Circulation element 3. Housing element 4. Environmental Resources Management element 5 . Public safety element 6. Noise element 7. Scenic highways element 3 III GENERAL DEVELOPMENT STANDARDS The Specific Plan concept encourages the formulation of innovative development standards which are tailored to the Specific Plan development proposal . However , General Plan policies and existing City ordinances , regulations and standards should provide thebasis for formulating these development standards . A. Hillside grading standards speaking to : 1 . Establish lot grading technique 2. Cut and fill slopes 3 . Erosion control techniques 4 . Slope maintenance techniques 5. Grading design approaci a . transition design b. angular forms c . exposed slopes 6. Planting and irrigation B . Street standards covering : 1 . Access criteria 2 . Geometrics 3. Construction standards 4 . Driveways 5. Street lighting C . Trails , bikeways , walkways and equestraian paths : 1 . Access criteria 2. Geometrics 3. Construction standards 4 . Easements/ownership 5 . Maintenance • D . Storm drainage : 1. Design concepts 2 . Flood control concepts E. Landscaping: 1 . Plant materials a. Native vs . exotic b. fire suppression 2 . Irrigation requirements 3. Maintenance responsibility F. Signing , lighting and fencing : t 1 . Location 2 . Design concepts G. Residential development standards : 1 . Permitted uses 2. Accessory uses 3 . Temporary uses 4. Keeping of animals - equestrian standards 5 . Minimum lot size 6. Setbacks - 7. Building height 8. Minimum floor area 9. Building site coverage 10. Access 11 . Parking 5 IV PLAN REVIEW PROCEDURE A. Establish the procedure for subsequent more detailed precise plans and subdivision maps . 1 . Describe purpose of this review. Z. Establish applicability of review procedure in terms of: a . types of entitlement b. decision-making body 3. Establish administrative procedure a . Requirements for submittal b . Review period c . Authority for approval 4. Requirements for precise plan - provide list of plans and information required for submittal B . Establish procedure for amendment/revisions to approved plans . V LIST OF REQUIRED EXHIBITS A. Specific Plan (Land Use Development Plan) . B. Circulation Plan . C . Conceptual Grading Plan . D. Conceptual Landscape Plan . Optional Exhibits A. Illustrative Plan . B . Concept Plan. C. Viewshed Analysis Plan . D. Open Space Plan . E. Environmental Constraints Plan . F. . Lotting Plan . G. Lot Grading Concept Plan . 6 , nn THE • eaPLANNING CENTER MEMORANDUM Date, 5/7/79 To. Mr. Sam Siegel , Acting City Manager City of Walnut From. Roger W. Mobley, The Planning Center Subject. Proposed Agenda for Joint City Council - Planning Commission Study Session . The following is a proposed agenda for the May 8, 1979 joint study session . City of Walnut Joint City Council - Planning Commission Study Session - May 8 , 1979 , 7 : 00 p .m. I . Discuss proposed Specific Plan content guidelines . II . Discuss Specific Plan review and 'approval procedure. III . Discuss Policies for Development a . Calculation of density • b. Lot sizes c. Zoning d. Open space provision and ownership IV. Meeting objectives A. The following objectives are expected to be accomplished at this meeting : 1. Establish content guideline 2. Establish review procedure 3. Establish policy position on issues which can be formalized in written form. RM/jdd CITY OF WALNUT DATE PROPOSED SPECIFIC PLAN CONTENT GUIDELINES I . INTRODUCTION A. Purpose and Intent Discuss the overall purpose of a Specific Plan , how it functions , how it relates to the General Plan , and how it implements the General Plan. B. Authority and Scope Discuss the legislative authority for preparation of Specific Plans and the Government Code des- cription of Plan content. C. Project Location Describe location from a regional and local context establishing the exact limits of the Specific Plan - aerial extent . Include : Vicinity Map Legal Description D. Identification of Development Issues facing the planning area . A brief discussion of the development issues which were taken into consideration in the preparation of the Specific Plan should be included . Examples : - 1 . Environmentally sensitive areas 2. School /park requirements , open space 3. Steep slopes/grading concerns 4. Circulation constraints II . THE SPECIFIC PLAN CONCEPT . • A. Establish the overall goals and objectives for the total development relating to the General Plan goals and policies . B. Describe the Specific Plan concept , i . e . , the basic intent and components of the plan , phasing . C. Describe the various land uses . 1 . Establish policies and objectives for each use area . 2. Provide a statistical summary for each use area . a . Location and number of acres b . Number and type of du c. Density and building intensity and lot areas D . Describe circulation plan . 1 . Establish policies and objectives . 2. Describe street hierarchy and general standards . - provide streetscape cross -sections 3. Describe trail and bikeway concepts . a . General standards for location b . Cross-section 4 . Discuss design concepts for scenic road corridors . - cross-sectional streetscape concepts 5 . Locate sensitive view areas and visual resources . E . Describe open space and recreation plan . 1 . Establish policies and objectives . 2 . Describe general locational criteria . 3 . Categorize open space/recreation uses . 4. Discuss ownership and maintenance provisions F. Development Phasing Plan 1. Establish development phasing plan and sequence , of development . G. Community Facilities and Services 1 . Discuss availability and improvements for: a . Sewerage b. Water c. Storm drainage d . Utilities c. Solid waste disposal 2. Discuss service capacities and provisions for: a . School services b . Fire protection c. Law engorcement services H. Master landscape concept plan . 1. Establish policies and objectives . 2. Discuss use and location of landscape areas as : a . Transition between natural and built areas b . Buffer between land use areas c . Delineation of spaces' d. Softener of altered slopes or building elevations e. Scenic element of roadway design 3. Discuss design concepts . I . Discuss overall grading concept. 1. Establish policies and objectives . 2. Discuss relationship to Grading Ordinance #322 . J . Relationship of Specific Plan . to General Plan goals and policies . 1 . Discuss the extent to which the Specific Plan implements the General Plan goals and policies .a . Land' use element b . Circulation element c. Housing element d . Environmental Resources Management element • e. Public safety element f. Noise element g . Scenic highways element III . GENERAL DEVELOPMENT STANDARDS A. Hillside grading standards speaking to : • 1 . Establish lot grading technique 2 . Cut and fill slopes 3. Erosion control techniques 4. Slope maintenance techniques 5. Grading design approach a ) transition design b ) angular forms c) exposed slopes 6. Planting and irrigation B. Street standards covering : 1. Access criteria 2. Geometrics 3. Construction standards 4. Driveways 5 . Street lighting C . Trails , bikeways , walkways and equestrian paths : 1 . Access criteria 2. Geometrics 3. Construction standards • 4. Easements/ownership 5 . Maintenance D. Storm drainage: 1 . Design concepts 2 . Flood control concepts E. Landscaping: 1 . Plant materials 1 ) native vs exotic 2 ) fire suppression 2. Irrigation requirements • 3. Maintenance responsibility F. Signing , lighting and fencing : 1. Location 2. Design concepts G. Residential development standards : 1 . Permitted uses 2 . Accessory uses 3. Temporary uses 4. Keeping of animals • - equestrian standards 5 . Minimum lot -size 6. Setbacks 7. Building height 8. Minimum floor area 9. Building site coverage 10. Access 11. Parking IV. PLAN REVIEW PROCEDURE A. Establish the procedure for subsequent more detailed precise plans and subdivision maps . 1. Describe purpose of this review. 2. Establish applicability of review procedure in terms of: a . Types of entitlement b . Decision-making body 3. Establish administrative procedure . a . Requirements for submittal b . Review period c . Authority for approval 4. Requirements for precise plan . - Provide list of plans and infdrmation required for submittal B. Establish procedure for amendment/revisions to approved plans . V. LIST OF REQUIRED EXHIBITS A. Specific Plan ( Land Use Development) . B. Circulation Plan C. Conceptual Grading Plan D . Conceptual Landscape Plan E. Illustrative Plan Optional Exhibits A. Concept -Plan B. View Analysis Plan C. Open Space Plan SPECIFIC PLAN REVIEW PROCEE RE SUBMITTAL OF SPECIFIC PLAN & ENVIRONMENTAL ANALYSIS ' 11 - CITY REVIEWS SPECIFIC PLAN & ASKS FOR CHANGES/ADDITIONS AS DEEMED NECESSARY CITY DETERMINES WHETHER NEG. DECLARATION GRANTED OR EIR REQUIRED ' 1 IF EIR DRAFTER PREPARED • I 0 '1 CITY FINDS EIR • LL COMPLETE W - MITIGATION MEASURES INCORPORATED IN SPECIFIC PLAN CITY APPROVES SPECIFIC PLAN Ili CONCEPT • • • ENABLING ORDINANCE I PREPARED, I- W • SPECIFIC PLAN APPROVED BY ORDINANCE ISSUE I . CALCULATION OF DENSITY Background Densities for Hillside Residential areas have been developed in the General Plan . The population and dwelling unit totals shown on Page 25 of the General Plan represent desirable max- imum densities . These densities are also gross densities with density credit given for lands dedicated for public use . In no event, however , can densities exceed the designations shown on the General . Plan Land Use Element map . Discussion The calculation of density is the main determinant of the total number of dwelling units which can be built on a parcel of land . Factors which influence this calculation include : the General Plan designation , desire to preservetopen space , topography and the relationship between lot sizes and percentage of slope and the minimum permissible lot size . It appears that the General Plan considered a number of factors ( topography , open space de- sires , natural constraints , public services ) in assigning densi - ties to the Hillside Single Family Residential use areas . It has also provided for open space preservation by giving density credit for dedicated public use areas . This is a logical approach to density allocation and provides development flexibility within . the framework outlined in Table B , Page 25 . The Specific Plan approach to development review allows a flex- ible approach .to lot design and site layout while still working within the overall density ceiling of the General Plan . A den- sity calculation based on a fixed slope-density relationship does not allow this flexibility of design and often encourages mass grading of a site in order to maintain a favorable slope- density relationship . Alternative Actions In order to implement the intent of the General Plan to limit densities in the Hillside Residential areas of the City, several courses of action are available . 1 . Utilize the RPD Residential Planned Development Zone to imple- ment the density designations of the General Plan. This technique is presently available to the City , however, it is relatively rigid in its design flexibility and requires a more complex and time consuming administrative procedure for review and approval . • 2 . Utilize the Ad Hoc Hillside Committee ' s proposed Hillside Residential Zone to implement the General Plan density designations . This technique would require the City to • adopt a new general zoning district which would directly implement a recommendation of the General Plan . However, the adoption of this zone may result in citizen opposition as was evidenced by the. rejection of the provisions Hill - side Single Family Residential Zone by referendum. • 3. Utilize the Specific Plan technique to tailor a development package for each Hillside Residential area which conforms to the General Plan density designations and intent for the Hillside Residential areas of the City. The Specific Plan can control 'density, lot sizes , open space preservation and other factors which affect density in a controlled de- velopment plan which is in concert with the intent of the General Plan . We recommend this approach to implementing the density des- ignations of the General Plan as the most closely supportive of General Plan intent. ISSUE II . LOT SIZES Background • The designation of a minimum lot size can directly affect the calculation of density for a parcel of land . The City presently has a minimum lot size of 7200 sq . ft. , however, a larger minimum lot size is now being considered. The General Plan outlines variable size lots based on per- centage of slope and corresponding density. These variable sizes range from approximately 8500 sq . ft. to over 2 acres and are based on Table A, Page 22 of the General Plan . The relationship of density to lot size is based on a net density figure where 20% - 25% of the gross land area is reserved for streets , parks , etc . These relationships from Table A are shown as follows : Lot Size Based on Slope Classification Unit Density/Ac. Net Density 0- 5% 4 . 0 8500 sq . ft. 5-15% -2 . 8 12000 sq . ft. 15-30% 1 . 8 18500 sq. ft. more than 30% . 0. 25-0. 50 2+ sq . ft. Discussion The intent of the General Plan to relate lot size to slope and density is a logical approach . The provision of a vari - able lot size allows flexibility in design and the ability to preserve steep slopes and minimize grading by allowing smaller lots on relatively flat terrain . This technique also allows the overall density of the General Plan Hillside Residential areas to be achieved while being sensitive to the natural terrain in planning . The establishment of a minimum lot size which is too large will result in an overall decrease in density and may encour- age mass grading so that the maximum area of a site can be developed. Neither of these consequences promote the intent of the General Plan . Alternative Actions The consequences of establishing a minimum lot size of different areas are discussed as follows : 1 . Establishing a minimum lot size of 10 , 000 sq . ft. would result in a maximum net density of approximately 3 . 3 dwelling units per acre . This would conform with the General Plan density designations , however , it would discourage the designation of steep slope areas in larger lot sizes because the overall density of the area may not be achieved. 2. Establishing a minimum lot size of 20 , 000 sq . ft. or • larger would result in a maximum net density of approxi - mately 1 . 6 dwelling units per acre . This density would be in conflict with the General Plan designations for Hillside Residential areas D , G and H and would ultimately result in a lower holding capacity for the General Plan . 3 . Establishing a minimum lot size of 8500 sq . ft. with a policy of tailoring the lot size to the topographic and open space characteristics of the project site will pro- vide the maximum flexibility in implementing the intent of the General Plan in terms of density, open space pres- ervation and sensitivity to natural constraints . Utiliza- tion of variable lot sizes will allow the overall density designations of the General Plan to be achieved while mini - mizing grading impacts of development . We recommend this approach to lot size designation as most closely implementing the intent of the General Plan . ISSUE III . ZONING Background The General Plan Land Use Element recommends the development of an additional zone to implement the Hillside Single-Family Residential classification . The principal provisions of this addition , as outlined in the General Plan , are as follows : . 1 . Require preparation of a Specific Plan or a Development Plan for intermediate and large project proposals . 2 . Set forth design guidelines and policy statements regard- ing development standards . • 3. Identify permitted uses (e . g . , single family , detached residential housing ) and accessory uses ( e . g . , commercial recreation) . 4 . Establish standards of development. This section should include provision for minimum lot sizes , minimum pad sizes on smaller lots , a lot size averaging requirement and pro- visions for building location , average building size , etc . Discussion The intent of the General Plan is to provide a means within the land use control powers of the City to implement the poli - cies of the General Plan in reference to Hillside Residential development. Based on the recommendation of the General Plan to develop a new zoning district ,. it can be assumed that the existing R-1 and RPD zones are not considered to be adequate to implement the policies of the General Plan . The type of implementing development control that is required is one that is flexible and can respond to the varying complex- ities of the hillside area , yet one that can establish general development- standards which reflect the development concerns of the General Plan and the City . These concerns include pres- • ervation of the rural character of the City , preservation of open space and natural scenic areas and minimization of grading disruption , to name a few. • Alternative Actions Several actions are available to establish the legal basis of development control . 1 . The existing RPD zone is presently available to review and process Hillside Residential development. However , it does not meet the full intent of the General Plan nor does it provide the design flexibility of the other techniques available . Its administrative procedure may be more complicated also . 2 . The Ad Hoc Hillside Committee ' s proposed Hillside Resi- dential Zone is a direct attempt to implement the intent of the General Plan . This technique required adoption by the City as a part of the existing zoning ordinance and would still require the submission of a Specific Plan or Development Plan . 3 . The development of a Specific Plan for each project pro- posed must include an enabling ordinance if the Specific Plan is to be implemented and a Tentative Tract map ap- proved. This enabling ordinance is an integral part of the Specific Plan and is tailored to implement the pro- visions and conditions of the Plan . In essence , with the adoption of the individual Specific Plan enabling ordi - nances , the Specific Plan becomestits own zoning , including the various conditions on development. This technique has the advantage of conditioning the Spec- ific Plan enabling ordinance which cannot be done on con- ventional zoning and thus , ensuring the •on-going control of the development: We recommend this method of zoning implementation as the tightest control on project development and implementation of the General Plan . ISSUE IV . OPEN SPACE PRESERVATION AND OWNERSHIP Background The General Plan supports the concept of open space preser- vation as a means of preserving the rural character of the community. In fact , the General Plan indicates that large percentages of open space should be preserved for this pur- pose . The General Plan supports the preservation of natural areas , wildlife preserves , parks and park-linkage corridors . The General Plan also indicates that natural areas , wildlife preserves and park-linkage corridors are to be privately held . Parks and school sites are to be dedicated. The General Plan encourages private recreation areas to be developed in larger scale residential projects . Discussion The intent of the General Plan is to preserve open space areas and integrate them into development plans . Given the City ' s limited financial resources , the concept of private ownership of the majority of open space area is necessary with appropriate restriction of development rights within these areas . The General Plan Environmental Resources Management Element de- fines the City ' s open space and park needs . In order to encour- age preservation within development proposals , flexibility in design must be maximized . This concept can be supported by keep- • ing the minimum lot size at 8500 sq . ft. and allowing variable lot sizes in conjunction with grading controls . Alternative Actions Various techniques for open space preservation are available with corresponding implications for ownership and maintenance. 1 . All open space areas , parks and natural preserves can be dedicated to the City in fee . This gives the City maximum control over these areas but also entails full maintenance and liability responsibilities . 2 . The City can acquire partial interest in various property as a way of controlling use. Development rights , scenic , open space , conservation or access easements are all ex- amples of partial interests . The advantage of these inter- ests .is that their cost will theoretically be much lower than full fee acquisition , and maintenance responsibility still resides with the fee title owner, • • 3 . The City can condition the preservation of open space areas in concert with the intent of the General Plan _ through the development approval process . This can be accomplished with the Specific Plan procedure . The ad- vantages of this alternative are that the ownership and maintenance responsibilities remain with the private property owners gar appropriate Homeowners Association or Maintenance District and do not encumber the City. Given the City ' s financial resources and the intent of the Gen- eral Plan , we suggest this method for preservation of open space and the Specific Plan as the best vehicle to ac- complish this .