§ 16.44.030. Specific plan (SP) district.
A.
Purpose and Intent. Specific plans prepared pursuant to California Government Code Section 65450, et seq., are a significant tool to implement the general plan, as well as an inducement to the development of large-scale mixed use developments desired by the city. It is the purpose of this section to provide a method for the zoning of lands within adopted specific plans for which customized development and use regulations have been approved by the city council. The creation of a specific plan (SP) zone is necessary to provide adequate development flexibility for innovation in residential building types, land use mixes, site design, and development concepts.
B.
Applicability. This section shall apply to the properties designated in the Arroyo Grande general plan land use element as requiring preparation of a specific plan or any other project site where the applicant believes that implementation of a specific plan will benefit the project and the city.
All specific plan applications shall be accompanied by a zone change application requesting a change from the existing zoning district designation to a specific plan designation. The specific plan district shall be designated on the city zoning map by the symbol "SP" followed by a number to designate the Specific Plan (e.g., "SP-3.1," "SP-3.2," etc.).
C.
Use and Development Regulations.
1.
Residential development standards and regulations shall include, but may not be limited to, the following items:
a.
Description and purpose;
b.
Definition of terms (if other than that set forth in this title);
c.
Permitted uses, building and structures;
i.
Primary uses,
ii.
Accessory uses,
iii.
Conditional uses;
d.
Minimum building site areas and lot dimensions;
e.
Minimum building site area per dwelling unit;
f.
Minimum floor area per dwelling unit, if found to be appropriate by the planning commission;
g.
Minimum setbacks;
i.
Yards,
ii.
Building separations;
h.
Maximum building coverage per lot;
i.
Building and structural height limitations;
j.
Recreational leisure areas, open space and private outdoor living areas;
k.
Off-street parking;
i.
Open,
ii.
Covered,
iii.
Screening from roadways.
l.
Distance of dwelling units from vehicular access ways and parking;
m.
Walls or fencing;
n.
Refuse storage areas;
o.
Treatment of any external lighting and roof-mounted equipment;
p.
Landscaping (on and off-site);
q.
Signs; and
r.
Covenants, conditions and restrictions.
2.
Commercial and industrial development standards and regulations shall include, but may not be limited to, the following items:
a.
Description and purpose;
b.
Definition of terms, if other than that set forth in this title;
c.
Permitted uses, buildings and structures;
i.
Primary uses,
ii.
Accessory uses,
iii.
Conditional uses;
d.
Setback and building separations;
e.
Landscaping (on and off-site);
f.
Building and structural height limitations;
g.
Site size;
h.
Off-street parking;
i.
Walls;
j.
Refuse storage and loading areas;
k.
Access (secondary);
l.
Treatment of external lighting and roof-mounted equipment;
m.
Signs;
n.
Performance standards (standards which might affect adjacent residential uses, i.e., noise, odor, lighting, dust, and the like); and
o.
Covenants, conditions and restrictions.
3.
Any specific plan may be required to address other subjects that in the judgement of the planning director are necessary or desirable for implementation of the general plan.
D.
Minimum Design Standards. All specific plans shall provide for development which exceeds the minimum standards and quality of development commensurate with what would be permitted under the existing district classification that most closely resembles the type and density of development proposed.
The following are considered the minimum standards and concepts acceptable for a specific plan. Each of the following shall be addressed within the text and graphic illustrations or design manual submitted for approval and a specific plan.
a.
Lot development, alteration or enlargement shall be viewed not only as one or more free standing objects but also as part of a street, or cluster, or neighborhood within the entire community. Parcel or lot development should respect existing development, topography, views, general vehicle, pedestrian, bicycle and equestrian circulation, and the natural environment.
b.
Natural features such as, mature vegetation, landforms, drainage courses, rock outcroppings, and views should be used to advantage as design elements. Conversely, undesirable site features should be minimized through proper site planning and building orientation. A discussion of view corridors and opportunities is required.
c.
Placement of the building shall be done in a manner compatible with surrounding existing and planned uses and buildings. The setback from streets and adjacent properties shall relate to the scale of the proposed building. Larger buildings shall require more setback area for a balance of scale and to provide compatibility with adjacent uses. All buildings shall have articulated roof lines and fully dimensional roofs creating shadowing effects, physical offsets, and features of design such as interesting angles, projections, roof overhangs, and other enhancing techniques integrated into the building in a harmonious manner coupled with pedestrian amenities. All exterior wall elevations of buildings and screen walls shall have architectural treatment and articulation of elevation and recesses, which create shadow patterns and texture, and provide variety to the building plans or surface. At ground level, expanses of blank building wall shall be minimized through creative use of materials, textures, color and building form.
d.
Access and circulation shall be designed to provide a safe and efficient system for vehicles and pedestrians. Points of access shall comply with city access regulations and shall not conflict with other planned or existing access points. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, minimize impacts on adjacent properties, combine access where possible, and provide adequate maneuvering areas. Vehicular and pedestrian traffic shall be separated through the use of a continuous system of public and private sidewalks. Major entry areas shall be treated in a manner which reflects the architectural theme of the development and is compatible in color, texture and materials with adjacent structures.
e.
Parking shall be designed to minimize visual disruption of the overall project design. Parking areas should be screened from streets through combinations of mounding, landscaping, low profile walls, and especially grade separations. The design of parking areas shall also minimize auto noise, glare, and increases in ambient air temperature. This can be accomplished through sound walls, screening with fences or hedges, trees, and separation of parking spaces and driveways from residences.
f.
A unifying landscape design which is clearly identified and included as part of the specific plan is required and shall enhance the building design, enhance public views and spaces and provide buffers and transitions. Landscaping shall provide for solar access and for shade to facilitate energy conservation. Where appropriate, landscape design features such as color accents, specimen tree planting and decorative hardscape shall be provided to enhance roadway intersections, driveway approaches, pedestrian walkways, and building entries. A discussion of plant materials, minimum sizes, number of plants, placement and anticipated landscape budget for the project is required. Please refer to Chapter 16.84, Water Efficient Landscape Requirements, for rules and regulations regarding landscape and irrigation, including limitations on the percentage of turf/lawn that can be placed in landscape areas.
g.
Fences and walls are discouraged unless needed for a specific screening or safety purpose. Where needed, fences and walls shall relate to both the site being developed and surrounding developments, open space and streets or pedestrian ways. The use of fencing or walls shall be consistent with the overall design theme of the development or adjoining existing developments; and shall incorporate landscape elements, changes in materials, offsets and fenestrations, color or texture in order to screen refuse facilities and prevent graffiti, undue glare, heat or reflection; and minimize aesthetic inconsistencies.
h.
Adequate on-site lighting shall be provided to ensure a safe environment yet not cause areas of intense light, glare or spill over on adjacent properties. Lighting fixtures and poles shall be designed as an integrated part of buildings or complexes and placed in a manner consistent and compatible with the overall site and building design character.
i.
On-site utilities and ancillary equipment shall be located in inconspicuous areas and screened with material or combination of materials which best suit the overall design theme.
j.
Development should relate to the natural surroundings and minimize grading by following the natural contours as much as possible. Graded slopes shall be rounded and contoured to blend with existing terrain. Split-level pads, built-up foundations, stepped footings, etc., are encouraged in areas of moderate to steep gradient. The overall grading shall create differentials in building plotting and shall be used to break up straight visual lines by lowering parking areas and stepping site plans and building pads.
k.
A recognizable design theme shall be established which is compatible with surrounding planned or existing developments and which is based upon prominent design features in the immediate area (e.g., trees, landforms, historic landmarks). Variations are encouraged which provide visual interest but do not create abrupt changes causing discord in the overall character of the immediate neighborhood. It is not intended that one style of architecture should be dominant, but that individual structures shall create and enhance a high quality and harmonious community appearance.
l.
The architecture shall consider compatibility with surrounding character, including harmonious building style, form, size, color, material, reveals, overhangs and roof line. Individual dwelling units should be distinguishable from one another and have separate entrances.
m.
The mass and scale of the building shall be proportionate to the site, open spaces, street locations, and surrounding developments. Setbacks and overall heights should provide an element of openness and human scale.
n.
Colors, textures and materials shall achieve compatibility of design and to enhance architectural interest. They should blend well with the environment and not create inappropriate abrupt changes.
o.
An integrated sign program or program for the entire specific plan area shall be provided. Conformity to applicable regulations, provisions for sign placement, sign scale in relationship to buildings and readability shall be considered in developing the signing concept. While providing the most effective signing, the concept shall also be compatible with the building and site design relative to color, material and placement.
p.
All equipment, whether on the roof, side of building or ground, shall be screened. Wherever possible, a roof parapet or other architecturally integrated element shall be used to address this requirement. All equipment screening shall be architecturally compatible with respect to materials, color, shape, and size. The screening design shall blend with the building design. Where individual equipment is provided, a continuous screen is desirable.
E.
Requirements Not Specified. Development within a specific plan district shall be subject to the requirements of the district that most closely resembles the use and intensity of use proposed unless expressly addressed and modified within the text of the approved specific plan. Determination of said district shall be made by the planning director.
(Prior code § 9-09.030)
(Ord. No. 633, § 7, 6-14-2011)