To facilitate, by a Use Permit process, comprehensive site planning and design productive of optimum adaptation of development of significant land areas under the ownership of one person or cooperatively joined for the purpose of development.

To provide a process that will allow diversification in the relationships of various uses, buildings, structures, open spaces and yards, building heights, lot sizes, and streets and utility systems in planning and designing use facilities while maintaining the intent of this Chapter.

To assure, in proper cases, that the complete development of a parcel has been planned prior to the development or subdivision of any portion of the parcel so that public service, transport, and utility systems can be effectively anticipated and coordinated.

In excess of one acre in a Commercial, Resort, or Industrial Use District; or

Is large enough to qualify for more than 10 dwelling units in any Residential District, Open District, or Agriculture District.

Compatible and complementary to the generally permitted uses and to public health, safety and welfare; and

Compatible and complementary to uses on lands adjacent to the project development site and to uses in the general vicinity; and will not create conditions that overload existing public transport systems, utility systems or other public facilities.

The applicant shall submit drawings and plans comprising a general development plan covering the entire area of the parcel to contain the project development that show: uses, dimensions and locations of proposed structures; widths, alignments and improvements of proposed streets, pedestrian and drainage ways; how the property could be divided for individual parcel sale; parking areas; public uses; landscaping and open spaces; a schedule of development; architectural drawings demonstrating the design and character of the proposed buildings and uses; and any other information or plans deemed necessary by the Planning Director.

The applicant shall substantially commence construction of the project development within one year from the date of full approval, and shall demonstrate that the project development will be completed within the schedule furnished with the application.

The applicant shall demonstrate, and the Planning Commission shall find, that the proposed project development substantially conforms to the intent of the General Plan.

The Planning Commission shall find that the project development will create an environment of sustained desirability and stability, shall be compatible with the character of the surrounding neighborhood, and shall result in an intensity of land coverage and density of dwelling units no higher than are permitted in the Use District in which the project development is to be located. The Planning Commission may approve a project development containing residential uses, at a density higher than permitted in the District in which the project development is to be located, if the residences to be constructed will be leased or sold at prices that will make them available to persons of lower income. In that case, the applicant shall establish that the residential construction is being undertaken under a Federal or State subsidized housing program designed to produce housing for lower income persons.

A permit may not be granted for any commercial development which will create any substantial traffic congestion, will interfere with any projected public improvements, and which does not include adequate provisions for entrances and exits, internal traffic and parking, or will create adverse effects upon the adjacent and surrounding existing or prospective development.

All industrial developments included in a project development shall be in conformity with performance standards established by the Department of Public Works, shall constitute an efficient and well organized development with adequate provisions for freight service and necessary storage, and will not create adverse effects upon adjacent and surrounding existing or prospective development.

The applicant shall demonstrate and the Planning Commission shall find that the development is of a harmonious, integrated whole and that the contemplated arrangements or uses justify the application or regulations and requirements differing from those ordinarily applicable within the District where the project development is to be located.

Application. This Section shall be applicable in all zoning districts.

Joint Development—When Prohibited. A joint development is prohibited when the owner of abutting lots is the same person.

Application for Joint Development. An applicant who desires a joint development over abutting lots without consolidating the lots may apply for a Use Permit to undertake a joint development. For the purposes of this Section, in the event leasehold interests are involved, the minimum term of the leasehold interests remaining on a lease shall be for 40 years.

Accompanying Documents.

Action on Application. If the Planning Commission finds that the joint development is reasonable, logical and consistent with the zoning regulations pertinent to the area, it may issue the Use Permit subject to the condition that the agreement mentioned in Subsection (d) of this Section be executed in final form, filed with the Planning Department and registered or recorded in the appropriate records office by the applicant. The owner's or lessee's agreement shall be subject to the approval of the County Attorney. No Building Permit shall be issued until the Planning Director has certified to the Building Division that the required conditions have been satisfied. The Planning Commission may impose other conditions relating to the proposed development as may be consistent with the Comprehensive Zoning Ordinance.