Chapter 17.174 — MASTER PLANS

• A. The purpose of this Chapter is to provide for a Master Plan when required by this Development Code to systematically implement any Specific Plan.

• B. A Master Plan is a legislative act and not a land use permit or entitlement.

• C. Master Plans shall be prepared, processed, approved or denied, and implemented in compliance with this Chapter.

An applicant shall prepare a draft Master Plan for review by the City that includes the following detailed information in the form of text and diagram(s), organized in compliance with an outline furnished by the City Planner. The Council may also initiate the preparation of a Master Plan.

• A. Proposed land uses. The distribution, location, and extent of land uses proposed within the area covered by the Master Plan, including open spaces areas.

• B. Infrastructure. The proposed distribution, location, extent, and intensity of major components of public and private circulation/transportation, drainage, energy, sewage, solid waste disposal, water, and other essential features proposed to be located within the Master Plan area and needed to support the proposed land uses.

• C. Land use and development standards. Standards, criteria, and design guidelines 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 Specifc Plan. A discussion of the relationship of the Master Plan to the Specific Plan.

• F. Phasing. A discussion on the phases of the development, if any.

• G. Additional information. The Master Plan shall contain any additional information deemed necessary by the City Planner because of the characteristics of the area to be covered by the plan, applicable policies of the General Plan, or any other issue(s) determined by the City Planner to be significant.

A draft Master Plan shall be filed with the City Planner, and shall be accompanied by the fee required by the Council's Fee Resolution. The draft plan shall be processed in the same manner as required for General Plans by State law (Government Code Section 65350 et seq.), and as follows:

• A. City Planner evaluation. After the filing of a draft Master Plan, the City Planner shall review the draft plan to determine whether it conforms with the provisions of this Chapter. If the draft plan is not in compliance, it shall be returned to the applicant with a written specification(s) as to why it does not comply, and with suggested revisions to ensure compliance.

• B. Public participation. The City Planner may recommend and the Council approve a process to obtain maximum public participation early in the review process of the master plan. Such a process would be designed to obtain public input prior to completion of the environmental review document and the scheduling of formal public hearings on the plan.

• C. Environmental review. The draft Master Plan shall be subject to environmental review in compliance with 17.70.060 (Initial Application Review/Environmental Assessment).

• D. Staff report. A staff report shall be prepared for the draft Master Plan which shall include detailed recommendations for changes to the text and diagrams of the Master Plan, as necessary, to make it acceptable for adoption.

• E. Public hearings. A proposed Master Plan shall be subject to public hearings before both the Planning Commission and council before its adoption, as follows:

  1. Planning Commission hearing. The City Planner shall schedule a public hearing on the proposed Master Plan. The hearing shall receive public notice and be conducted in compliance with Chapter 17.180 (Public Hearings). After the hearing, the Commission shall forward a written recommendation, with appropriate findings to the Council, in compliance with Section 17.174.040 (Adoption of Master Plan).

  2. Council's action.

     • a. A public hearing on the Master Plan shall be scheduled before the Council. The hearing shall be noticed and conducted in compliance with the chapter 17.180 (Public Hearings).

     • b. After the hearing, the Council may adopt the Master Plan, may deny the plan, or may adopt the plan with changes, with appropriate findings in compliance with Sections 17.174.040 (Adoption of Master Plan) and 17.174.060 (Findings and Decision).

  3. Referral to Planning Commission. If the Council proposes to adopt any substantial modifications to the plan not previously considered by the Planning Commission during its hearing, the proposed modification shall be first referred to the Planning Commission for its recommendation. Failure of the Planning Commission to report back to the Council within 45 days after the referral, or within a longer time period set by the Council, shall be deemed a recommendation for approval of the modifications.

• A. Finding. The adoption of a proposed Master Plan is entirely at the discretion of the Council. The Council shall adopt a Master Plan only if it finds that the proposed plan is consistent with the General Plan, and other adopted goals and policies of the City.

• B. Adoption. The Master Plan shall be adopted by ordinance, or by resolution of the Council.

Following a public hearing, the Council shall record the decision in writing with the findings upon which the decision is based. The Council may approve a Master Plan, with or without modifications, only if all of the following findings can be made or if the Council finds that one or more of the findings is not applicable or that a practical solution consistent with the public interest has been achieved:

• A. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity, and orientation.

• B. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and workable relationship with surrounding uses and activity.

• C. Appropriate parking and loading shall be established for all uses.

• D. The Master Plan is consistent with this Development Code and the General Plan.

• E. Natural and/or geologic hazards that affect the property shall be identified and mitigated.

• F. Site plan, building design and location, and open space provisions shall be designed to produce a functional development responsive and sensitive to natural features, vegetation, and overall aesthetic quality of the community.

• G. The circulation system shall be designed to address on and off-site traffic circulation for both vehicles and pedestrians.

• H. Functional and aesthetic landscaping and open space shall be incorporated into the Master Plan to optimize and preserve natural features, recreation, views and function.

• I. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship throughout the development of the Master Plan.

• A. Defnition. Major and minor amendments shall be defined by the applicable Master Plan.

• B. Minor amendments. Minor modifications consistent with the findings in Section 17.174.050 (Findings and Decision) may be approved by the City Planner. All minor modifications shall be indicated on a revised development plan, and approved changes shall be noted, signed, dated, and filed by the City Planner. Notification of a proposed minor amendment and the City Planner's action on the amendment shall be provided to all property owners within or adjacent to the Master Plan area that may be affected by the amendment as determined by the City Planner. The notification shall include a statement describing the amendment and the action of the City Planner.

• C. Major amendments. Requests for major amendments to a Master Plan shall be reviewed and approved by the Council. A proposed major amendment shall be subject to public hearings before both the Planning Commission and council before its approval, as follows:

1. Commission hearing. The City Planner shall schedule a public hearing on the proposed major amendment. The hearing shall receive public notice and be conducted in compliance with Chapter 17.180 (Public Hearings). After the hearing, the Planning Commission shall forward a written recommendation, with appropriate findings to the Council.

2. Council's action.

   • a. A public hearing on the major amendment shall be scheduled before the Council. The hearing shall be noticed and conducted in compliance with the chapter 17.180 (Public Hearings).

   • b. After the hearing, the Council may approve the amendment, may deny the amendment, or may approve the amendment with changes, with appropriate findings in compliance with Section 17.174.060 (Findings and Decision).