A.   A specific plan is a type of master plan which may be submitted on its own or as part of a master plan amendment. A specific plan allows for more precise implementation of the master plan by requiring or permitting review of large scale planning issues in order to protect the natural environment, ensure compatible uses, conserve energy, achieve coherent and diverse development patterns, and ensure that roads and other infrastructure are or will be adequate to serve new development.

   B.   A specific plan is required to be submitted for any master plan land use map amendment in excess of one hundred sixty (160) acres in area, unless such amendment results in a specific plan land use designation.

   C.   A specific plan may be used in conjunction with any master plan land use map amendment for projects of forty (40) acres or greater.

   D.   Specific plans shall be required to implement development within lands identified as the specific plan land use designation on the master plan land use map. Within such specific plan land use designations, the specific plan designation may be applied to individual planning subareas without regard to specific acreage of the planning subarea.

   E.   A specific plan encompassing all contiguous lands identified as specific plan land use designation in the master plan is required to establish a statement of purpose or vision, and a set of goals, policies and development guidelines designed to implement a coherent land development process that complement and focus the more general goals and policies of the master plan by addressing planning issues and objectives specific to the area identified as specific plan. Where multiple specific plans may be necessary to implement planned development of land designated specific plan, or subareas within an area designated specific plan, the first specific plan in the series of plans shall serve as the governing specific plan for the development of subsequent plans, shall establish the goals, policies and development guidelines for all subsequent and subarea specific plans, and shall identify a preliminary sequence and schedule for submission of future plans. (Ord. 603, 11-1-2018)

   A.   Submission Requirements: If a request to establish a specific plan is initiated by a property owner or his authorized agent, the specific plan shall be submitted with the appropriate application materials and fees.

   B.   Pre-Application Conference: An application for a pre- application conference shall be submitted to the department in conformance with the provisions of chapter 210 of this title.

   C.   Formal Application: An application for a specific plan shall be submitted to the department. The application shall be processed by the department as provided herein:

      1.   On the same application and review schedule as Master Plan amendments as provided in section 15.210.01 of this title.

      2.   If the property is not within a single ownership and all owners agree to the proposed development, then all owners shall join the application, and a map showing the extent of ownership shall be submitted with the application.

      3.   The following documents shall be included in the application, provided that the Director may waive submission of documents that are not pertinent to the proposed development:

         a.   A map showing proposed specific plan area boundaries and the relationship of the area to abutting uses and structures;

         b.   A plan indicating the existing and proposed distribution, location and extent, density and general intensity of land uses, including open space (including a land use plan map and associated text);

         c.   A map of the specific plan area showing sufficient topographical data to indicate clearly the character of the terrain, the location of ridgelines and drainage patterns and active or potentially active faults;

         d.   A plan indicating the existing and proposed approximate gross floor area, lot coverage, height, parking and density;

         e.   A transportation and circulation plan, showing the distribution, location and extent of proposed streets and the relationship to the local and regional circulation system, and a traffic impact analysis;

         f.   The distribution, location and extent of major infrastructure systems to address sewage, water, drainage, solid waste and other essential services;

         g.   A plan for phasing the development of land uses and infrastructure including preliminary development schedule indicating phases or tentative subdivision boundaries, the sequence and timing of development and the timetable for provision of adequate public facilities and services;

         h.   A financing plan for proposed infrastructure including a plan for extension of public facilities and services and for flood control and drainage, including proposed financing arrangements for public improvements;

         i.   A handbook containing guidelines, performance standards and other criteria including zoning standards and CC&Rs, if applicable, by which development will proceed;

         j.   Performance standards for the protection and conservation of natural resources including floodways, wildlife, soils, topography, geology and hillsides/slopes;

         k.   Performance standards to achieve the goals and objectives of the master plan;

         l.   Where adjacent land uses are not compatible, appropriate performance standards for Transition Zones for buffering, screening and open space to protect adjacent uses;

         m.   Other requirements including development agreements as deemed appropriate by the Director and any additional requirements as are needed to meet approval standards; and

         n.   Terms for abandonment or termination of the project. (Ord. 603, 11-1-2018)

The Planning Commission shall consider and render its recommendation in accordance with chapter 6 of this title. (Ord. 603, 11-1-2018)

In order for the commission to recommend approval and the Board to approve the proposed specific plan, the following findings shall be made:

   A.   Findings required by section 15.210.03 of this title; and

   B.   That the proposed location of the development and the proposed conditions under which it will be operated or maintained is consistent with the goals, objectives and actions embodied in the master plan;

   C.   That the proposed development is in accordance with the purposes and objectives of this title and, in particular, will further the purposes stated for each zoning district; and

   D.   That the development will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to such a development; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the County. (Ord. 603, 11-1-2018)

   A.   The Board, upon recommendation of the commission, shall be the final hearing body for specific plans.

   B.   Following receipt of the commission's recommendation, the Board shall consider and render its decision in accordance with chapter 7 of this title. The Board shall hold a public hearing noticed and conducted in accordance with chapter 9 of this title.

   C.   In order for the Board to approve the proposed Specific Plan, the findings identified in section 15.211.04 of this chapter shall be made. (Ord. 603, 11-1-2018)

   A.   The specific plan designation shall not be used as the basis for development proposals unless and until a specific plan for the area is approved and adopted by the Board.

   B.   All discretionary permit applications submitted must be consistent with applicable provisions of a specific plan.

      1.   Should a property owner in the specific plan designation desire to develop, prior to adoption of a specific plan, an amendment to change the master plan designation from specific plan to another land use will be required before the development proposal is approved by Lyon County.

      2.   Should an area not be designated on the master plan land use map as a specific plan, it may be requested for specific plan designation accompanying a master plan amendment application. In such cases the specific plan designation will follow the review procedures identified in section 15.210.02 of this title for the commission and section 15.210.04 of this title for the Board.

   C.   All other standards as required by this title are applicable to the specific plan process. (Ord. 603, 11-1-2018)

Requests for amendments to an adopted specific plan shall be processed in the same manner as an application for original approval of the specific plan. (Ord. 603, 11-1-2018)