Purpose and Intent. The Master Planned Zone option is provided and designed to encourage flexibility and creativity in subdivision design and layout, provide a wide variety and choice of residential housing types, provide a functional transportation network that provides for the needs of pedestrians and cyclists, provide a mixture of accessible local shopping, employment, recreational, entertainment, and public service facilities, provide areas that are set aside to enhance the natural landscape, protect scenic views, provide for a wide variant of both active and passive users, and create significant landscape buffers, employ methods and technologies to reduce environmental impacts, and require design and building standards that reflect a variety of qualities from other communities, while incorporating modern planning techniques and new building technologies. To this end, the Master Planned Zone should be planned as a unified development with designated residential, commercial and mixed use areas rather than an aggregation of individual unrelated buildings located on separate unrelated lots. Full compliance with all the provisions of this Ordinance, the City Subdivision Ordinance and all other applicable requirements of local, state and federal laws is required.

Use Regulations. The Master Planned Zone may be allowed with approval of the City Council, following the receipt of a Planning Commission recommendation. The following table of uses identifies uses allowed within each designated pod area within the Master Planned Zone. Permitted uses are identified as "P" in the following table. Conditional uses are identified as "C" in the following table. Uses not identified as a permitted uses are deemed to be a prohibited use and are identified as "N" in the following table.

Uses not included above may be considered and approved with the zoning application when it can be shown that they are generally similar in nature and impact to those listed above, and/or would provide a desirable use within the project that would not be considered detrimental to surrounding areas. The particular uses to be allowed may be determined or limited as part of the approval of the zoning application. Any uses so approved shall be construed as included in the above table as permitted uses for all future zoning applications.

1. The number of residential units allowed in a Master Planned Zone shall be determined by a base density of 3 units per gross project acre, plus an additional density bonus of 0.5 units per gross project acre for each accumulation of 4 density bonus points identified in PCMC 15.06.040.
2. Land used for schools, churches, roads and other nonresidential buildings and uses, but which could otherwise be developed for use as residential units shall be included in the area for determining the number of allowable residential units.
3. Properties must contain at least 150 acres of contiguous land in order to qualify for the Master Planned Zone.
4. Prior to zoning approval, projects must adopt an overall Project Master Plan, consisting of a project Master Plan Map and a Design and Development Standards and Guidelines Document, describing open space and other values to qualify the entire project under the Master Planned Zone. However, individual lots for individual phases or areas need not be designated at the time of zoning approval but may be designated as part of the subdivision development approval process. Each phase of development within a Master Planned Zone must contain at least 20 acres.
5. Master Planned Zones must be served by or provide for service by central water and central sewer. Such services may be arranged to be provided at the time of development of the project or may be provided by way of a development agreement between the developer(s) and the City.
6. The area and location of the property to be preserved and maintained as open space through the Master Planned Zone shall be at least ten percent (10%) of the gross project area. Such open space shall, at the time of subdivision development approval, be reserved as common area for the project or dedicated or transferred to an appropriate governmental or nonprofit entity.
7. The development shall be in single or corporate ownership or the zoning application filed jointly by the owners of all of the property.
8. The property adjacent to the Master Planned Zone shall not be adversely affected and to this end, the Planning Commission and City Council may require that uses of least intensity or greatest compatibility be arranged around the boundaries of the Master Planned Zone area.

1. Minimum Lot Width and Yard Setback. The minimum lot width and yard requirements set forth below shall apply to the Master Planned Zone. Setback distances shall be determined by measuring from the property line to the nearest portion of the structure. Lot width requirements shall be determined by measuring at the applicable front property line. Dwelling type described:
   
   

   Land Use / Dwelling Type	Number of Dwelling Units	Number of Lots	Number of Owners
   Single Family Detached	1	1	1
   Duplex	2	1	1
   Twin Home	2	2	1 or 2
   Multi-Family (Townhouse, Condo, Apartment, etc.)	3 or more	1 or more	1 or more

   
   

   Land use	Lot Size	Min Lot Width ***	Front Min/Max	Side Min	Side Corner Min**	Rear Min	Bldg. Separation Min	Height Max
   Detached single family dwelling	5,000 - 7,000 sq. ft.	50	23/28	8/8	23	10	10	35
   Duplex	5,000 - 7,000 sq. ft.	55	23/28	8/8	23	10	10	35
   Detached single family dwelling	7001 - 12,000 sq. ft.	55	23/38	8/8	23	10	10	35
   Duplex	7001 - 12,000 sq. ft.	60	23/38	8/8	23	10	10	35
   Detached single family dwelling	12,001 sq. ft. +	80	23/38	8/8	23	15	15	35
   Duplex	12,001 sq. ft. +	90	23/38	8/8	23	15	15	35
   Twin home	8,000 sq. ft. per total two lots	90 total width (2 lots)	23/28	8/8*	23	15	15	35
   Multi-family dwellings (3 - 14 units)	9,000 sq. ft.	90	23/28	8/8*	23	15	15	35
   Multi-family dwellings (15 +)	17,500 sq. ft.	100	23/28	8/8*	23	15	15	35
   Mixed use	No min	No min	0/15	0	23	15	15 (25) next to res.	35
   Commercial	No min	No min	0/15	0	23	15	15 (25) next to res.	35
   Accessory building	NA	NA	See above	5	See above	5	See above	35

   * For twin homes and multifamily dwellings utilizing common interior walls, the setback shall be measured from the exterior of the building containing the combined dwellings. In mixed use areas, the setback shall apply only to the commercial portions of buildings which adjoin lots designated for strictly residential uses.

   ** On corner lots, one lot frontage may be no more than 10% less than the required width when the remaining lot frontage meets the minimum frontage requirement and all required setbacks are met.

   *** Lot width is measured at the front property line (not at the setback line).

2. Performance Criteria and Bonus Densities. Performance points can be earned by qualification of established values as described below. Interpretation is given to the City Manager for the purpose of processing the application and later approved by the City Council after receiving a recommendation from the Planning Commission.

   Value	Scoring	Points Possible
   Maintenance of natural or historic features		1
   Landscaping improvements	Large Trees (on Lots) Large Trees (in common area) Soften Fence Appearance	3
   Water conservation measures	Mandated planting restricts Incorporate reuse system Surface water irrigation Drainage water irrigation Underground water irrigation	12
   Public Facilities (Church, school, fire station, etc)		3
   Public Streets		2
   Design Theme	Installed Landscaping Theme Lighting Fencing Special Features	4
   Building Design	Facade Material Roof Materials	2
   Other	Workforce Housing Theme Design Drainage Open space used as buffer Mixed Use Area - Commercial Common parking/storage areas for recreational vehicles	11
   Open space/preservation lands 10 % 15 % 20+ %
   (Private)		3
   (Public access)		4
   or, Production agriculture lands		3
   private public access
   Trails system & tie-in		3
   Parks / Playgrounds		3
   Recreational amenities		3
   		TOTAL 57

3. Performance Criteria. Evaluation / Qualification Description. The following criteria shall be used in evaluating and determining the number of points to be awarded toward a density bonus under a Master Planned Zone.
   1. Maintenance of Natural or Historic Features. Preservation of existing physical/natural or historic features that are special or unique to the site or of historical significance to the City and will be protected and incorporated and/or enhanced as a part of the development project. Such features may include unusual rock formations, established mature stands of trees, particularly interesting vegetation growths, water bodies or corridors, unusual topography, unique geological features, important wildlife habitat, historic trails, historic buildings or structures, etc.
   2. Landscaping Improvements.
      1. Large Trees in Front of Lots. Design and planting of two or more trees larger than 2" inch in diameter at four feet from the base for deciduous trees and greater than 10 feet in height for conifers to be planted in the front yards of private residential lots and/or on any adjoining park strip.
      2. Large Trees in Other Common Areas. Design and planting of 10 trees per acre larger than 2" inch in diameter at four feet from the base for deciduous trees and greater than 10 feet in height for conifers to be planted in accordance with an approved landscape plan for the common area within the subdivision. Such landscape plan would also include the necessary irrigation for the establishment of said trees.
      3. Soften Fence Appearance. Areas which are to be screened by using a solid non-see-through wood or masonry fence and landscaping which acts to soften the appearance of the fence. Landscaping may be vines, shrubs, or trees, as prescribed in an approved landscape plan.
   3. Water Conservation Measures.
      1. Mandated Planting Restrictions. Incorporation of Central Iron County Water Conservancy District water conservation standards for plant species/type, sizes, and amounts into the CC&R’s for the development.
      2. Incorporate Sewer Effluent Reuse System. Design and install a water reuse system that captures wastewater effluent for reuse in irrigation within the development. Where a system for future conveyance of wastewater effluent for reuse in irrigation within the development is installed, one-half of the available points shall be awarded.
      3. Secondary Irrigation System with Surface Water. Design and install a secondary (separate from primary culinary water system) water irrigation system that utilizes appropriated surface water rights for the primary source of irrigation water for private lot irrigation and/or common area irrigation.
      4. Secondary Irrigation System with Drainage Water. Design and install a secondary water irrigation system (separate from primary culinary water system) that utilizes captured and collected drainage water as a supplemental source of irrigation water for private lot and/or common area irrigation.
      5. Secondary Irrigation System with Underground Water. Design and install a secondary (separate from primary culinary water system) water irrigation system that utilizes appropriated underground water rights for the primary source of irrigation water for private lot irrigation and/or common area irrigation.
   4. Public/Community Facilities.
      1. Facilities/Property Planned. Facilities are planned and specific areas or land parcels are identified and prescribed for uses such as schools, churches, fire stations, libraries, community meeting halls or recreational facilities, etc., and are not available for residential or commercial development at the present time or for conversion at a later time.
      2. Facilities Planned — Property Conveyed. Facilities are planned for specific land parcels as described in (4)(a) above, and the lot(s) or parcel(s) are dedicated, conveyed or designated to be offered for dedication or conveyance to an appropriate public or private entity as part of the subdivision process.
   5. Public Streets. All streets within the development consist of a minimum of a 30 foot driveable width, the cross-section of which shall be presented and approved as part of the Project Master Plan.
   6. Project Design Theme. The Project Master Plan provides for a consistent theme for the development of the entire property or, where the development is large enough, two or more compatible themes applicable to specific areas of the development. Such project design theme shall be incorporated as follows:
      1. Installed Landscaping. Landscaping is designed and installed along all streets of the development according to a theme which provides character and interest.
      2. Theme Lighting. Theme lighting is used throughout the development for street lighting, lighting of walkways, parking areas, entrances, and building exteriors.
      3. Fencing. Perimeter fencing used throughout the project matches the building design, i.e., masonry columns or piers using the same brick or stone as the buildings.
      4. Special Features. Special features such as fountains, streams, ponds, sculptures, or other elements which establish a strong theme for the development and are utilized in highly visible locations in the development.
   7. Building Design Theme. The Project Master Plan provides for a consistent theme applicable to residential and nonresidential structures to be constructed on the entire property or, where the development is large enough, two or more compatible themes applicable to specific areas of the development. Such building design theme shall be incorporated as follows:
      1. Facade Materials. The front facade of each dwelling structure, exclusive of windows or doors, have a minimum coverage of 25% of the exterior surface incorporates materials traditionally or historically used in the area. On corner lots, both facades facing the streets shall comply with the above requirement.
      2. Roof Materials. All roofs of main buildings are clad with wood shake, tile, slate or upgraded composition shingles.
   8. Work Force Housing. The Project Master Plan provides for a range of housing opportunities for all identifiable economic segments of the population, including households of low and moderate income. Development shall provide ten (10) percent of the Equivalent Residential Units (ERU’s) proposed for their project as Affordable Housing units within the development, or to pay fee-in-lieu to Parowan City to be used to assist in other ways to create Affordable Housing within Parowan City.
   9. Drainage Design Theme. Incorporation of a master drainage plan that utilizes swales, holding facilities and other drainage features that is designed to capture storm water and retain said runoff within the development with no net discharge from the project and utilizes design elements that portray the character and interest of the project design theme.
   10. Open Space Buffer. The designated open space should help to screen and/or separate the impacts of the project from existing adjacent projects and/or incompatible land uses on properties in the immediate surrounding area.
   11. Mixed Use Area. Commercial. The project includes an area for mixed use of residential units established above, adjacent to or combined with, commercial units that facilitates the integration of diverse but compatible uses into a single development and provides residents of the project and the immediate neighborhood with some commercial retail and business services resulting in reduced car travel to more distant retail and commercial centers, as well as employment opportunities closer to home, which encourages pedestrian traffic use "Live, work and play"opportunities within convenient distance from each other.
   12. Common Parking /Storage for Recreational Vehicles. Provision of one or more combined paved/graveled surface area(s) for the storage of operable and licensed recreational vehicles.
   13. Open Space. (10%, 15%, 20+%). Open space is designed (not left over space between buildings) and flows uninterrupted through the entire development linking dwellings and recreation amenities and trails in accordance with design concepts described in Section.
   14. Recreational Amenities/Parks and Playgrounds/Trail System and Connectivity.
       1. Private. The project includes one or more recreational amenities primarily for the use of the residents of the project. Amenities, may include swimming pools, sports courts, spas, barbecue and picnic facilities, or other features as approved by the Planning Commission and City Council. Parks and trail systems may include playgrounds, play fields, playground equipment, exercise and health stations, etc., designed primarily for use by residents of the project and not accessible by the public (community members other than residents of the project).
       2. Public Access. The project includes one or more recreational amenities for the use of any or all residents of the City (public) or a park or trail has been constructed according to City standards and has been or will be dedicated to the City. This may include dedication of land for public park(s), public access along a stream, or public access along a planned trail that may or may not be developed. The City must be willing to accept the proposed dedication. Such dedications shall be at the discretion of the City and property owner.

4. Improvements. The improvement requirements set forth in the City Design and Construction Standards may be altered for the following improvements, when recommended by the Planning Commission and approved by the City Council.

   1. Sidewalks.  Must be constructed in front of lots.
   2. Drainage (curbs and gutters). May be eliminated when storm drainage system utilizes swales and road-side drainage systems with minimal collection of drainage waters and no off-site discharge in excess of historical run-off.
   3. Off-Street Parking.  When no on-street parking is allowed or provided, three off-street parking spaces shall be required outside of a garage; otherwise two spaces are required off-street.
   4. Signs and Fencing.  Monument/Entrance signs shall be considered as part of the project design theme and incorporated into the fencing plan. Height and setbacks shall be considered in plan approval. Signs shall be in accordance with the project design theme and the City Sign Ordinance.
   5. Lighting. Theme lighting may be varied from existing City requirements when recommended by the Planning Commission and approved by the City Council.
5. Additional Considerations/Special Conditions. Discretion shall be provided to the Planning Commission and City Council when evaluating other considerations on an individual basis. Such areas where individual consideration may warrant special conditions includes, but is not limited to, the following:
   1. Mountain Developments;
   2. Gated/Private Communities, where emergency access is provided;
   3. Phasing of a project in relation to open space improvements and recreational amenities being provided;
   4. Use of development agreements when the scope of the project is beyond the structure provided by a Master Planned Zone in this Section.

Open space means a planned open area, not part of a development lot, suitable for relaxation, recreation or landscaping which may be held in common, private or governmental ownership that is unoccupied and unobstructed by buildings and hard surface, such as asphalt or cement, except that such open spaces may include walkways, trails, park strips, patios, recreational activity areas, picnic pavilions, gazebos, and water features so long as such surfaces do not exceed fifteen percent (15%) of the overall established open space. Open space approved as such in connection with Master Planned Zone must be held and maintained in perpetuity.

The design of an open space area should encourage the following:

1. Interconnection with designated open space and trails on abutting properties;
2. The preservation of important site features, such as rare or unusual stands of trees, unique geological features, or important wildlife habitat;
3. Direct access from as many lots as reasonably possible within the project;
4. Minimizing the fragmentation of the open space areas. To the greatest extent possible, the designated open space should be located in large, undivided areas; and
5. A curvilinear roadway design which minimizes the visual impact of houses as may be seen from the exterior of the site.

All areas to be preserved for open space areas within the Master Planned Zone shall be preserved, improved and maintained as common area, owned by owners of the subdivision lots or an owners association or governmental or nonprofit entity.

An application for a Master Planned Zone shall be submitted to, and reviewed and approved by, the City in accordance with the City Zoning Ordinance and this Ordinance.

1. Elements of the Plan. The Project Master Plan is to include both a "Project Master Plan Map(s)" and a "Design and Development Standards and Guidelines Document" to be adopted concurrently with the approval of the Master Planned Zone. The Project Master Plan is used to govern the basic use, density, and configuration of the development areas to be included within the specific project. At a minimum, the following shall be included within the Project Master Plan.
   1. The Project Master Plan Map(s). A land use map drawn to a scale that is sufficient and effective in providing enough detail of the proposed project, and that indicates the following:
      1. Residential Areas. Residential areas are to be indicated by descriptive type and general density. Any residential area that is to be developed with common ownership(s), and/or with provisions for a home owners association must be deemed to be of sufficient size to guarantee maintenance or repair of any required improvement, amenity, or common feature associated with that area. Workforce housing shall be provided as may be required by state law or City ordinance, based upon the total project master planned area for residential uses;
      2. Community Activity Centers. Community activity centers are to include a mixture of local shopping, employment, recreational, entertainment, and public service facilities that are easily accessible from housing areas through bicycle and pedestrian corridors. Community centers may also include appropriate housing developments as part of the mixture of uses;
      3. Open Space Provisions. Open Space provisions must include provisions for both active and passive uses, and provide for the protection of natural landscapes and scenic view corridors. Extra landscape areas should also be provided in project entryways, and along major streets that either adjoin the project or are located within the project;
      4. Public Services. Provisions shall be made for both necessary and desirable public service uses. These provisions may include sites for schools, churches, fire and police stations, and similar uses that address the project’s sustainability;
      5. Outlined development pods - indicating the principal land use, the general area, and the intensity or density of the development proposed for those sites. A land use table must also be included that summarizes these items, especially in terms of the proposed residential and open space areas;
      6. Major public and/or private streets, including those indicated by the City’s Transportation Master Plan, that are within and/or adjacent to the project;
      7. Existing and proposed waterways and water features including streams, waterways, canals, ditches and major storm water drainage ways and how they connect with outside project areas that serve the rest of the city;
      8. Existing and proposed corridors and easements for major utility lines, and the anticipated location of any major public utility required to serve the residents and property owners within the planned area;
      9. Other natural or man-made features on the property or on any neighboring properties that might affect the development of the site; and
      10. In steeper terrain areas, the City may require a Preliminary Grading Plan for the entire project, showing general cut and fill areas. Further detailed engineering plans that show existing and proposed contours may be required by the City Engineer for extensive cut and fill areas, or where steep slopes may affect road grades and/or limit the buildable area of a site. Chapter 9 – Hillside Development Standards, Title 20 (Subdivisions) shall be referenced for development in steeper terrain areas.
   2. Design and Development Standards and Guidelines Document. A written document describing more closely the intent and anticipated development details for areas which are included on the Project Master Plan map and establishing more particularly the common architectural styles and design elements, including streetscape design, signs, and general building materials and styles, to be used throughout the project. The Design and Development Standards and Guidelines for the project are an element of the Project Master Plan. The Design and Development Standards and Guidelines shall include the following details:
      1. A description of specific elements of the proposed project, including descriptions of the proposed land uses, specific public facilities to be provided, open space elements, required improvements, and alternative development options;
      2. A plan showing typical improvements proposed for each arterial and/or collector street within the project area;
      3. A plan indicating general landscaping and planting methods to be used throughout the project, with more detailed plans approved with the final approvals of specific development areas;
      4. A plan showing the methods and details to be employed in buffering areas adjacent to the project, as well as properties within the project where the uses cannot otherwise be adequately transitioned;
      5. A plan for pedestrian and bicycle corridors. A prominent feature of a sustainable community is the development of pedestrian and bicycle corridors as an alternative form of transportation. Pedestrian and bicycle corridors shall not be interpreted to include service driveways, roadways, dumpster areas, parking, or other uses related to commercial building areas;
      6. Any agreements, approvals or other matters anticipated as necessary to zone the planned area.
      7. A plan for vehicle parking. On and off-street parking provisions throughout the Master Plan Project Area should include all residential and commercial pods/areas;
      8. Special Development Reports. Additional documentation should include a general evaluation and assessment to determine development feasibility for the following:
         1. providing utilities (private and public), including water, sewer, storm drain, power, gas, communications, etc.
         2. critical lands/environmental limitations (including flood plains,wetlands and waterways; geo-technical hazards and preliminary soils analysis, including steep slopes; critical wildlife habitat/migration areas; limiting natural of physical features, etc.)
         3. community services needs (especially emergency services) that are anticipated for the project, the point when they will be needed, and the means to provide for them; and
         4. any additional preliminary studies and documentation required by the City.
      9. Phasing and Development Schedule. This plan must include the anticipated phasing for the project with estimated time lines and the order of development geographically as well as the infrastructure installation, thus assuring the provision of the built environment necessary for density bonuses provided in the performance criteria, and to provide the City adequate time to plan for and coordinate appropriate sizing and capacity of anticipated infrastructure;
      10. Transportation Plan. A transportation/traffic study that evaluates the overall transportation network of the project is necessary to determine the impact to existing traffic and integrate the transportation infrastructure system; and
      11. Open Space Management Plan. This plan should address the provision, improvement, and maintenance of all proposed open space areas and associated structures, including any common or public amenities within each pod.

Upon application and payment of the appropriate fee, an amendment to a previously approved Project Master Plan may be considered through a procedure that is determined by the extent of the proposed amendment(s). The following classifications shall be used to determine the proper amendment procedure.

1. Administrative Changes
   1. An Administrative Change may be approved when the proposed modification is determined by the City Manager, in consultation with appropriate City departments, to comply with the spirit and intent of the original Project Master Plan and is not extensive enough to qualify as a Minor Amendment.
   2. In addition to the application form and description of the proposed amendment, the City Manager shall determine what additional information may need to be submitted before any action is taken on the request.
   3. All approved Administrative Changes shall be attached as an addendum to the Project Master Plan.
   4. Requests for Administrative Changes which are not approved may be submitted for consideration as a Minor Amendment.
2. Minor Amendment
   1. A Minor Amendment may be considered when the proposed modification is deemed to comply with the spirit and intent of the approval of the Project Master Plan and the general purpose of the General Plan for the development of the area, but is too extensive to be considered as an Administrative Change, while not so extensive as to be considered a Major Amendment. The following are examples of a minor amendment.
      1. Rearrangement or reclassification of designated use areas that are within 300 feet of an existing or approved development (within or outside of the Master Plan Project area) and where the use is considered no more intensive in impact than the original use. (Areas greater than 300 feet in distance, with no change in impact, may be considered as an Administrative Change).
      2. Modifications to major roadway locations that are internal to the project and do not adversely affect a street connection to an adjoining residential development. Minor modifications would be considered to include moving any portion of a street more than 200 feet from its original location where it might adversely impact an existing or approved development. (Movement of less than 200 feet may be considered as an Administrative Change).
      3. Modification to project open space areas or to amenities within those areas, or to public areas or amenities within the project, where the modification(s) is not deemed to substantially alter the intent or understanding of the approval of those areas or amenities as presented with the Project Master Plan.
      4. Modification to any phasing plan, except where the modification would result in conflicts with a development agreement. In such case, a modification of the development agreement must occur in conjunction with the modification to the phasing plan.
   2. After receiving a recommendation from the Planning Commission, and following a public meeting, the City Council may approve the amendment, approve the amendment with modifications, deny the amendment, or make a determination that the proposed amendment is significant enough to be considered as a Major Amendment, in which case the process for a Major Amendment must be followed.
   3. All approved Minor Amendments shall be attached as an addendum to the Project Master Plan.
   4. Where the City Council determines the proposed amendment exceeds the allowance for a Minor Amendment, the request may be remanded to the Planning Commission upon the application meeting the requirements for the hearing of a Major Amendment.
3. Major Amendment
   1. A Major Amendment is any change in the approved Project Master Plan deemed to modify the Project Master Plan to such an extent that it exceeds an allowable consideration as a Minor Amendment. Generally, such changes include, but are not limited to the following:
      1. Increase in the intensity of a use allowed within a designated area.
      2. Modification to increase residential density of a residential or mixed use area.
      3. The inclusion of uses that were not included within the Project Master Plan or that are not otherwise allowed within the Master Planned Zone.
      4. Deletion of any major public amenity or extensive modification to the provisions for the reservation and dedication of land as described in the Project Master Plan.
   2. Major Amendments require the same noticing and hearing procedure as a rezoning, except that the distance for mailed notices (300 foot) shall be measured from the parameter of the area where the proposed modification is occurring instead of from the outside borders of the project. Where such parameter is vague or cannot otherwise be determined, the City Manager shall make a determination as to the area to be noticed.

1. Development Application Fees. All developments within the Master Plan Zone shall pay application fees for the following applications:
   1. the rezoning of the Property to a Master Planned Zone zoning district,
   2. the review of related subdivision and building permit applications,
   3. the processing of a development agreement, if applicable, and
   4. any applications to amend the Project Master Plan . The developer shall also pay all advertising and other out of pocket expenses incurred by the City in processing the applications. Application fees for the subdivision plats or amendments for each phase of the Project shall be paid at the time of application for any such approval.
2. Plan Engineering and Technical Review Fees. The City will charge such standard engineering and technical review fees for zone change, preliminary and final subdivision, development or construction approvals, and development agreement review, if applicable, as are generally applicable on a non-discriminatory basis at the time of application for any such approval, or as such costs are incurred by the City. Such review may include professional expertise in law, finance, planning, engineering and other.
3. Building Fees, Connections Fees, and Other Fees. The City will charge other fees that are generally applicable, including but not limited to standard building permit review fees for improvements to be constructed on improved parcels.
4. Impact Fees. All Master Planned Zone developments shall be subject to all impact fees which are (1) imposed at time of issuance of building permits and (2) generally applicable to other property in Parowan. The fees shall be payable in accordance with the payment requirements of the applicable impact fee ordinance.

The City will use reasonable efforts to provide qualified staff to review the zone change request and subsequent subdivision and permit applications for development in the project within a reasonable time after the applications are filed. The City may establish and amend from time to time a non-discriminatory fee structure to compensate the City for the costs of processing a zone change and project’s subdivision and permit applications. If a temporary backlog in the processing of applications within the City occurs and the project developer offers to pay to the City the full cost of providing one or more qualified outside subdivision and/or building permit reviewers on a temporary basis plus a 10% administrative charge, the City agrees to retain the services of qualified outside subdivision and/or building permit reviewers as may be necessary to remove any backlog in the processing of subdivision and permit applications for development in the project. If the developer elects to pay the total cost of hiring one or more such reviewers, the reviewer or reviewers shall be dedicated exclusively to review the project zone change, subdivision and permit applications for development in the specified project, and the developer shall receive a full credit against review and permit application fees otherwise payable for development activity reviewed by the dedicated reviewer or reviewers.