A. General. Properties in each specific plan (SP) zoning district are regulated based on site-specific regulations prepared by or on behalf of the master property owner of the particular specific plan area. Each specific plan is adopted through the rezoning process set forth in section 17-3-1.
B. Applicability. The owner or owners of one or more contiguous parcels of land totaling five acres or larger in size may apply for a specific plan.
C. Contents of specific plan. All specific plans shall include the requirements defined in the town's applications, checklists, and process guides on file with the development services department. At a minimum, a specific plan shall include the following elements:
1. Narrative or overview of the project which identifies the primary objectives.
2. Development capability inventory analysis.
3. Proposed land use plan.
4. Implementation and administrative regulations.
5. Development and design regulations.
6. The compatibility of the specific plan with adjoining land uses.
7. Detailed regulations and programs for the systematic implementation of the specific plan.
8. Specific development standards for the map elements.
9. Hydrology analysis.
10. Standards for the phasing, construction and maintenance of major and collector streets proposed for the plan area or needed for servicing the project.
11. Standards for the phasing, construction and maintenance of sewage disposal, effluent use, storm water drainage, solid waste disposal and public utilities.
12. Standards for the conservation, development or utilization of natural resources, including surface water, soils, vegetation and wildlife.
13. General landscape program.
14. For single-phase plans, a draft schedule for the preservation of site features established by the plan and the construction, dedication and provision of public services.
15. For multi-phased plans, a draft phasing schedule for the preservation of site features established by the plan, the development of the various master blocks of the specific plan, and the construction, dedication and provision of public services.
16. How and to what extent the specific plan is to supplement or supersede the adopted land development code.
D. Specific plan amendments. Amendments to specific plans are categorized as either administrative amendments or substantial amendments. Administrative amendments are approved by the planning manager after written application is made. Substantial amendments are approved through the rezoning process set forth in section 17-3-1.
1. The planning manager shall determine whether a proposed specific plan amendment is administrative or substantial.
2. Categories of administrative amendments include, but are not limited to:
a. The addition of new information to the specific plan maps or text that does not change the effect of any regulations or guidelines.
b. Changes to infrastructure, such as drainage and utilities, which do not change the overall intent of the specific plan or increase the development capacity in the specific plan area.
c. Changes in the land use designation boundary, division of plan areas or combinations of areas.
d. Minor modifications or adjustments to intrusions, encroachments, easements, rights-of-way, or open spaces, so long as the modifications do not conflict with the overall intent of the specific plan.
e. The addition of a use that is materially similar to a listed use, as determined by the planning manager pursuant to the process set forth in section 17-4-2(C).
3. A substantial amendment is an amendment that would result in a substantial change to the specific plan's regulations or the overall intent of the specific plan, and that is not an amendment listed in subparagraph 2 above or a materially similar amendment.