A. The purpose of this chapter is to implement the findings and recommendations for tracts of land designated as project districts by the adopted community plans.

B. The intent of a project district development is to provide for a flexible and creative planning approach rather than specific land use designations, for quality developments. The planning approach would establish a continuity in land uses and designs while providing for a comprehensive network of infrastructural facilities and systems. A variety of uses as well as open space, parks, and other project uses are intended in accord with each individual project district objective. (Ord. 1578 § 2 (part), 1986)

Unless otherwise provided by law, project districts shall be implemented in accordance with the procedures set forth in this chapter. (Ord. 1578 § 2 (part), 1986)

A. The provisions of this chapter shall apply to all areas designated as a project district on the adopted community plans of the County.

B. Other County laws shall apply within project districts, except to the extent that such laws conflict with requirements imposed pursuant to this chapter.

C. If a project district extends into the state rural, agriculture or conservation districts, that portion’s land uses shall conform with all regulations for the specific state land use district. (Ord. 1578 § 2 (part), 1986)

A. The developer of land designated as a project district on an adopted community plan may initiate a project district development of part or all of the project district by written application to the planning director. The application shall include the following:

1. Proof of ownership and, if appropriate, proof of authorization by owner;

2. Legal description of the land to be developed;

3. The names and addresses of owners and lessees of record, and tax map key numbers, of all parcels situated within five hundred feet of the boundaries of the project district development;

4. A scaled map showing the project district development and surrounding lands within five hundred feet; and

5. A nonrefundable filing fee in the amount specified in the annual budget of the County.

B. The council or the planning commission may initiate a project district development by written application to the planning director.

C. All applications shall include the following:

1. A description of the proposed project district, including land uses, densities, infrastructural requirements, development standards, and a conceptual map showing the project district boundaries, and the acreages of land involved;

2. An explanation of the impact of the project district development on the community; and

3. Any other information required by the planning director. (Ord. 2985 § 1, 2001; Ord. 1867 § 1 (part), 1989; Ord. 1578 § 2 (part) 1986)

Development of a project district shall be subject to the following three phases of approvals.

A. Phase I approval shall be processed as follows:

1. After receiving an application for a project district development, the planning director shall submit to the planning commission one or more proposed project district ordinances, which provide project district zoning district standards including permitted land uses, accessory uses, densities, heights, setbacks, and lot dimensions. The planning commission shall hold a public hearing on the proposed ordinances in the affected community plan region. After the public hearing, the planning commission shall submit its recommendations and the proposed ordinances to the council. The council may approve the ordinances with or without modifications.

2. If the project district ordinance requires unilateral or bilateral agreements then, after the council approves the project district ordinance, the applicant shall negotiate the terms of the agreements with the mayor or his designated representative. Agreements shall be drafted so as to be enforceable by the County, and shall bind all persons having an interest in the property. The unexecuted agreements shall be submitted to the council. The council may approve unilateral agreements with or without modifications and, after proper execution, shall record the agreements with the bureau of conveyances or the land court. The council shall review bilateral agreements and may transmit its comments and the bilateral agreements to the mayor or his designated representative for further negotiation and modification, if appropriate, and for proper execution. A copy of the recorded unilateral agreement or the executed bilateral agreement shall be transmitted to the council. Unless otherwise provided in the project district ordinance, no further approvals shall be granted until all required unilateral agreements have been recorded, and all required executed bilateral agreements have been transmitted to the council.

B. Phase II approval shall be processed as follows:

1. Unless otherwise provided in the project district ordinance, after Phase I approval the applicant shall submit to the planning director a preliminary site plan for the project district development. The preliminary site plan shall conform to the project district ordinance and shall include the following:

a. Proposals for drainage, streets, parking, utilities, grading, landscaping, architectural design concepts and guidelines, building elevations, building sections, construction phasing, open spaces, land uses, and signage;

b. Proposals for recreational and community facilities;

c. Proposals for floor area ratios, lot coverages, net buildable areas, open space ratios, impervious ratios, and density factors; and

d. Potential environmental, socioeconomic, and aesthetic impacts.

2. The planning director shall submit the preliminary site plan to the planning commission. The planning commission shall hold a public hearing in the affected community plan region. The planning commission may approve the preliminary site plan, with or without modifications.

C. Phase III approval shall be processed as follows:

1. After Phase II approval, the applicant shall submit a final site plan for the project district development to the planning director.

2. The director shall approve the final site plan if it conforms in all substantive respects to the approved preliminary site plan. (Ord. 1578 § 2 (part), 1986)

Proposed amendments or revisions of the project district ordinance or agreements shall be subject to the Phase I approval procedure. Proposed substantive revisions of the preliminary and final site plan shall be subject to the Phase II approval procedure. (Ord. 1578 § 2 (part), 1986)