An application for a planned community shall be submitted to the administrator and shall contain the elements required by this chapter. The administrator shall determine the number of copies of the application required for submittal.
A. The applicant or owner shall submit the fee, as set forth by the Gem County board of commissioners by resolution, for the planned community.
B. The applicant shall submit a detailed plan that includes the elements required by this subsection, hereafter referred to as the specific plan. These documents and drawings shall provide sufficient information to evaluate future development applications to ensure that the planned services and amenities shall be provided for the anticipated population.
1. A vision statement for the use and design of the subject site.
2. A list of coordinated goals, objectives, and policies implementing the vision statement and addressing applicable residential, commercial, and industrial development, schools, air and water quality, recreation facilities, special or sensitive areas, the provision of essential public services and utilities, and irrigation delivery systems.
3. General land use patterns on site and within a minimum of one mile of the planned community perimeter.
4. A natural features analysis including a description of the impact of the project on area groundwater quality.
5. A description of the density and/or intensity of land uses proposed within the planned community.
6. A general land use map designating land use categories for the entire planned community area.
7. Anticipated population of the planned community at completion.
8. An assessment of development and population trends documenting the justification of development of a planned community outside of existing areas of city impact.
9. Public services and utilities plan describing and depicting the location and type of electric service, natural gas service, storm drainage and flood control systems, wastewater treatment and collection, water service, irrigation, telecommunications and television cable service, public safety service, and schools.
10. Circulation plan depicting location, design, and dimensions for the various types of streets, trails, and paths.
11. Dedicated open space plan depicting both active and passive recreation areas and pedestrian, equestrian, and bicycle trails.
12. Essential public services and anticipated financing plan describing: a phased implementation program; the steps necessary to initiate and maintain each phase of development; the financial assurances provided, including costs of providing utilities, circulation, open space, landscaping, and any other public improvements; and mitigation of negative economic impacts beyond the normally expected incremental impacts of development on affected municipalities and other agencies and/or districts. Each phase shall include sufficient essential public services to serve the anticipated population of that phase, as well as provide for integration into the planned community.
13. Description of central design concepts that create themes to guide land use development and to integrate a mixture of land uses. These concepts shall consider predevelopment site conditions, careful placement of public and quasi-public land uses, ample open space areas interconnecting all phases of development with appropriate landscaping, and provision of specific guidelines for construction and placement of improvements.
14. A phasing plan indicating the sequence of development, general land uses, and anticipated commencement and completion times of each phase shall be provided, indicating land use types, total area contained, anticipated population levels, and essential public services. Essential public services adequate for the anticipated level of use of that phase shall be provided. The applicant shall also provide a written explanation of why phases should be developed in the proposed sequence and how the progress of each phase shall be measured and monitored by the administrator and the applicant and/or owner. Phasing shall be accomplished so that the integrity of the planned community is maintained at the end of any single phase.
C. The applicant shall submit a zoning ordinance amendment, as specified in chapter 15 of this title, to amend the official zoning map to identify the planned community boundaries and designation of the area as a planned community.
D. The applicant shall submit a zoning ordinance amendment, as specified in chapter 15 of this title, containing the following regulations for the development and administration of the planned community:
1. Purpose statement.
2. Applicability (regulations apply in areas identified on official zoning map and specific plan land use map).
3. Principal permitted, accessory, conditional, and prohibited uses.
4. Setback areas.
5. Structure height and bulk.
6. Structure and impervious coverage.
7. Property size.
8. Landscaping requirements.
9. Open space requirements.
10. Street frontage and access requirements.
11. Sign requirements.
12. On and off street parking requirements.
13. Standards for energy and water conservation.
14. Grading requirements.
15. Design standards for structures and site improvements.
16. Administrative regulations for the implementation and/or revision of the specific plan, as well as subsequent development approvals required prior to construction.
17. Any other regulations necessary to implement the specific plan, including applicable fee schedules and amendments.
E. The applicant shall submit a detailed economic impact analysis evaluating the impacts of the planned community upon existing infrastructure and any cost of new infrastructure that may be required to serve the planned community including, but not limited to, streets, schools, fire protection, water systems, wastewater collection and treatment systems, air quality programs, water quality programs, solid waste disposal, law enforcement, parks and open space, irrigation delivery systems, libraries and emergency medical services. Written statements shall be solicited by the applicant from affected municipalities, agencies and/or districts, and other service providers commenting on the impact of the planned community upon existing infrastructure and the costs of providing new infrastructure needed to serve the project. All responses received by the applicant shall be submitted to the administrator along with the required economic impact analysis.
F. The Gem County zoning commission and the board will make a determination on whether the proposed planned community, or annexation to an existing planned community, shall necessitate an update to the Gem County transportation plan. The board may require the applicant to fund the cost of any necessary update to the transportation plan as a regulation of approval.
G. The applicant shall submit any other information necessary to support the purposes of this chapter, as determined by the administrator, commission, or board, as applicable.
H. The administrator, commission, or board may make a determination that material changes in conditions have occurred that may require updating, new analysis, or studies of specific issues. (Ord. 2009-05, 9-28-2009)