A.

Purpose and General Plan Consistency. The purpose of this Chapter is to implement the goals, objectives and policies of the General Plan with respect to areas of the Town which, because of their proposed mix of land uses, unique natural characteristics, natural landforms, environmental constraints, lack of infrastructure or public facilities, remoteness or other constraints, require comprehensive planning in order to permit urban density residential, commercial and/or industrial development. The vehicle to be used in developing these areas is the specific plan.

Specific plans are intended to provide for development which is superior to that which can be achieved through the strict application of conventional land use and development criteria by allowing greater design flexibility and planning. Greater design flexibility within a comprehensive planning framework allows for clustering of units, mixing of uses and building types, and use of special development standards and criteria which respond to the particular features of a site. This flexibility can be used to achieve the maximum building density for a given site while preserving open space and unique natural features which could otherwise reduce the allowable building potential of a particular area. These natural features contribute to Apple Valley's uniqueness and should be enhanced. Greater flexibility can also mean more efficient infrastructure designs through clustered development which can decrease the cost per unit for development projects.

B.

Applicability

1.

Specific plans may be required for certain areas of the Town which, because of their unique natural characteristics, natural landforms, environmental constraints, lack of infrastructure or public facilities, remoteness or other constraints, require comprehensive evaluation in order to permit residential, commercial and/or industrial development.

2.

Specific plans may be prepared for any area in the Town where different or more comprehensive land use planning or regulations is desired or necessary to achieve more integrated site planning or more varied and economical housing choices with a higher degree of amenities.

3.

Specific Plans are required for development proposals which include a combination of residential, recreational, commercial and/or industrial land uses (with the exception of projects located in the Mixed Use designation, if those projects are consistent with the Mixed Use development standards).

4.

Specific Plans are required for development proposals that include variations or deviations from the development standards in this Development Code.

Areas within an approved specific plan shall be designated on the General Plan Map and the official Zoning Map as Specific Plan (SP).

Specific plan areas may include a variety of uses subject to the parameters listed below.

A.

Residential. A variety of housing types and lot sizes are encouraged in a specific plan; however, new development shall not compromise the open character of the desert environment. Development densities for the entire residential and open space portions of the specific plan area are subject to the limitations and criteria stipulated below. Therefore, smaller lots may be permitted where correspondingly larger amounts of open space are provided. The development density may be an average over the entire residential and open space areas, but in no case shall density transfers allow a density in excess of twenty-four (24) dwelling units per net acre for any portion of the specific plan.

1.

Density Calculations for Residential Developments

a.

Specific plans proposing single family attached or detached development cannot exceed a density of two (2) units per gross acre.

b.

Areas of a specific plan that cannot be applied when determining residential density:

1)

Concrete-lined drainage channels, enclosed retention basins, or overhead electrical transmission corridors in which improved parks, trails or other improved recreational facilities are not provided;

2)

Commercial, office and industrial uses;

3)

Certain public uses as follows: schools, water tanks, fire, police or administrative facilities and equipment yards, except to the extent that these have been constructed and dedicated by the developer without further cost to the public agency.

c.

Areas of a specific plan that may be applied to the determination of residential density calculations:

1)

Drainage ways which preserve their natural state or which are designed to appear as natural desert drainage courses. Exposed concrete channels may not be credited for the determination of residential densities;

2)

Public parks, recreational facilities, and trail systems; including community meeting areas, equestrian centers and athletic fields;

3)

Golf courses;

4)

School playing fields applicable to public open space calculations to the extent that these facilities have been constructed and dedicated by the developer without further cost to the public agency;

5)

Active and passive open space that is available and accessible to the persons residing within the specific plan boundaries, except that only ten (10) percent of the knolls, significant rock outcroppings, or mountain landforms with slopes of fifteen (15) percent or greater shall be credited for the determination of residential densities.

d.

Specific plans in the Deep Creek area may only increase density to the next densest zoning designation. For example, if the parcel is zoned R-E, the specific plan may propose gross densities no more dense than the R-E ¾ zoning designation. The Deep Creek area is defined as land south of Bear Valley Road, east of the Jess Ranch Specific Plan, north of Tussing Ranch Road, and west of Itoya Vista Road and Mockingbird Avenue.

B.

Commercial and Industrial

1.

Commercial. Retail and service commercial uses in specific plans shall be designed in planned centers or "main street" designs, and shall be located in areas of the specific plan which provide adequate access and circulation to serve not only the residents of the specific plan area, but the Town as a whole.

2.

Office. Office professional uses shall be located in areas of the specific plan which provide adequate access and circulation to serve not only the residents of the specific plan area, but the Town as a whole.

3.

Industrial. Industrial uses may be allowed in close proximity to the airport and the I-15 Freeway.

Specific plans shall include the components listed below.

A.

Policy Discussion. Specific plans shall include a policy discussion containing the goals and objectives of the specific plan relating to the Town's goals, objectives and policies as stated in the General Plan and adopted Town resolutions and policies. This policy discussion should include the following as they apply to the specific plan:

1.

The provision of open space and community amenities such as golf, tennis, swimming, equestrian or other recreational facilities as well as passive open space areas;

2.

Sites for public facilities such as schools, parks, civic centers, public works or safety facilities and/or preservation of historic sites or structures;

3.

Buffering for adjacent land uses;

4.

A dark sky policy to preserve the view of starry nights;

5.

The preservation of rock outcroppings;

6.

The preservation of ridgelines in their natural state;

7.

The provision of destination/recreation and professionally oriented land uses;

8.

To the extent feasible, community development proposed by a specific plan shall provide for a balance of housing and employment opportunities;

9.

The integration of the project into the Town-wide recreational trails system;

10.

The creation of focal points by siting commercial and business park uses in planned centers relating to surrounding residential areas; and

11.

The attainment of Town affordable housing goals.

12.

Consistency with General Plan Land Use Policies 3.B, 4.I, 4.J, and 4.K, as applicable.

B.

Land Use Plan. Specific plans shall include a land use plan which designates the proposed general distribution and general location and extent of the uses of the land for housing, business, industry, open space (including agriculture) natural resources, recreation, the enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities, and other categories of public and private uses of land. The land use plan shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan. Additional text and graphics shall be provided as necessary to describe the proposed development.

C.

Circulation Plan. Specific plans shall include a circulation plan which provides for adequate access to and from the various land uses and integrates the project circulation system into the eventual area-wide system.

D.

Infrastructure and Services Plan. Specific plans shall include an infrastructure and services plan for the installation of infrastructure and provision of services considering the project in a regional context and describing the scope and sizing of capital improvements, the level of public services, and phasing plans, and the funding mechanisms proposed for construction and maintenance, consistent with the infrastructure and services plan.

E.

Landscape Concept. Specific plans shall include a landscape concept theme providing a consistent planting theme and establishing a community identity for the project area.

F.

Special Edge Treatments. Specific plans shall include special edge treatments along major roads and as buffers between residential uses of various intensities and nonresidential uses.

G.

Development Phasing Plan. Specific plans shall include a development phasing plan.

H.

Administration Section. Specific plans shall include an administration section which shall guide the implementation of the specific plan.

Specific plans shall contain all provisions required by State law and shall provide for development which exceeds the minimum standards and quality of development that would be permitted under the zoning district classification that would otherwise apply. This applies to the type, intensity and density, siting, construction, and design.

At a minimum, the following topics shall be addressed within the text and graphics submitted with the specific plan application:

A.

Design Theme. A design theme shall be established which is compatible with surrounding planned or existing developments, variations are encouraged to provide visual interest. To preserve open space areas, the clustering of residential units is encouraged, within the density requirements of Section 9.56.030 (A).

B.

Natural Features. Natural features such as mature vegetation, natural landforms, drainage courses, rock outcroppings, and views shall be used as design elements. A discussion of view corridors and opportunities is required in the specific plan.

C.

Minimum Open Space Requirements. Specific plans proposing single family development shall include a minimum of thirty (30) percent of the gross acreage devoted to single family development in open space and/or recreation. Specific plans proposing multi-family development shall include a minimum of fifteen (15) percent of the gross acreage devoted to multi-family development in open space and/or recreation.

D.

Compatibility with Surrounding Development. A specific plan proposed on parcel(s) adjacent to lands zoned R-VLD, R-A, R-LD, R-E, R-E ¾, R-EQ or R-SF is required to provide perimeter lots of the same size or larger as those required in the adjacent land use designation. If the specific plan abuts a street, the perimeter lots shall be equal to or larger than those lots located on the opposite side of that street.

E.

Amenities. Open space and recreation areas must include amenities. Walking trails and paths, picnic tables, barbeques, equestrian facilities, playground equipment, ball fields, swimming pools and spas, clubhouses, putting greens and/or golf courses are examples of the amenities which must be included in the Specific Plan. At a minimum, the amenities provided must be equivalent to those required in Table 9.29.070-A (Required Multi-Family Project Amenities).

F.

Sign Program. A sign program for the entire specific plan area is required. The sign package shall consider sign placement, scale, readability, colors, and conformity to applicable regulations.

Hillsides areas are subject to the standards and criteria as specified in Section 9.71.060, Hillside Subdivisions, of this Code.