Special Planning Areas: Plans, Reviews, and Rules

The Planning Commission may formulate development plans for any Special Treatment District or for any regional or subregional areas which are of particular County, State or Federal value because of unique physical, ecologic or cultural characteristics or are determined to be critical areas of concern to the general economic, social or physical development of the County.The District or areas shall be designated as Special Planning Areas. The boundaries of the areas shall be established by the Planning Commission and recorded on the Zoning Maps.Development plans for Special Planning Areas shall include, whenever appropriate and practical, the following:A review of existing physical characteristics, including public and private improvements, ownership, use and factors concerning geographic, ecologic, scenic, and resources features;A review of the social, economic, cultural and historic characteristics of the area;A statement concerning community goals, values, and objectives and the methods for involving the community in the planning process;A statement of the goals and objectives of the development plan and their relationship to the goals and objectives established in the General Plan, and an analysis of the specific problems inhibiting the accomplishment of the goals and objectives based on an analysis of existing conditions;A program of specific activities, improvements and modifications necessary to accomplish the stated goals and objectives;A physical development plan at scale of detail appropriate to the existing conditions and to feasible methods of implementation, that indicates the location and nature of programmed activities and improvements, including:Housing by density and type of dwelling units,Transportation and circulation by type, including pedestrian, bicycle, parking and related facilities,Recreation and open space by activity and function,Agricultural uses and structures,Commercial, industrial and resort uses and structures;The establishment of specific subdivision and development criteria, including setbacks, heights, permitted uses, and other design standards necessary for the implementation of the physical plan. The criteria may be more detailed than, or may vary from the requirements of the Use, Special Treatment and Constraint Districts within which a Special Planning Area has been located;A phasing and action priority program in four five year increments with an Estimated Capital Improvement Program decreasing in detail with each increment.The Planning Department shall review each development plan formulated under this Article no less than every five years after its adoption and shall revise and update all plan elements consistent with the conditions that prevail at the time of the review.Upon adoption by the Council, the provisions of the development plan shall constitute regulations and shall supersede conflicting regulations applicable in the Use, Special Treatment and Constraint Districts within which the Special Planning Area is located. Regulations and requirements not so superseded shall remain in force.After the Council adopts a development plan for a Special Planning Area, no development, use or activity may be undertaken in the area that is contrary to the development plan.