A.

The MP-CMP zoning district is established to provide an alternative to conventional residential, commercial and industrial zoning districts by promoting imaginative and innovative planning consistent with the goals, objectives and policies of the comprehensive plan and this title by permitting flexibility in the development standards for large multi-purpose developments that possess at least three of the following characteristics:

1.

A central component involving a sporting, recreational or open space, entertainment, amusement, cultural, industrial or transportation facility;

2.

Planned multimodal transportation systems;

3.

Coordinated residential, commercial, industrial and public facility uses intended to complement the central component; and

4.

Exemplary examples of thoughtful innovative design construction and agglomeration of land uses.

B.

The MP-CMP zoning district is intended to accomplish the following purposes:

1.

Permit and encourage innovative land development while maintaining appropriate limitations on the character and intensity of use and assuring compatibility with adjoining and proximate properties;

2.

Permit greater flexibility within the development to best utilize the features of the particular site, in exchange for greater public benefits than could otherwise be achieved through standard development under this title;

3.

Ensure that larger, multi-purpose planned developments or employment centers function as integrated communities, with exemplary community amenities and benefits and with enhanced design not required or available in standard subdivision development;

4.

Encourage integrated and unified design and function of the various uses comprising the MP-CMP;

5.

Encourage a more productive use of land consistent with the public objectives and standards of accessibility, safety, infrastructure and land use compatibility; and

6.

Foster a strong sense of community based on the distinctive character of the development and a shared physical and economic environment.

(Ord. No. PZ-C-001-16, § 1; Ord. No. 2021-PZ-C-004-21, § 1)

A.

An application to rezone to a MP-CMP zoning district may be submitted only for land located within a rural zoning district or combination of rural zoning districts. Approval of a MP-CMP is required prior to development in a MP-CMP zoning district. An approved MP-CMP establishes the location and character of the uses and the unified overall development of individual development areas and phases within the MP-CMP zoning district. The MP-CMP shall be adopted by the county together with an approved development agreement between the county and the applicant/master developer.

B.

Projects developed under a MP-CMP zoning district are only appropriate for, and deemed to be in conformance with, areas designated in the county's comprehensive plan land use plan map as either:

1.

Employment; or

2.

Employment combined with primary airport or secondary airport designations, airport reserve, aviation based commerce center, high intensity activity center or general public services and facilities in any combination; provided, that the employment designation is no less than 50 percent of the total project area.

At the time of the approval by the county of the MP-CMP, the land shall be designated on the county's comprehensive plan land use plan map consistent with one of the above land use designations.

(Ord. No. PZ-C-001-16, § 1; Ord. No. 2021-PZ-C-004-21, § 2)

The minimum land/development requirements for a MP-CMP zoning district are:

A.

The land has not less than 1,000 contiguous acres under the ownership or exclusive control of a single legal entity who shall be the applicant/master developer for the entire project;

B.

The land has direct access to a principal arterial or higher roadway classification and is located within one mile of a proposed or existing high capacity roadway interchange or higher roadway classification;

C.

The development contains a central component comprised of a regional, sporting, recreational or open space, entertainment, amusement, cultural, or industrial or transportation facility;

D.

The development includes planned multimodal transportation systems; and

E.

The development includes at least three of the following elements: coordinated residential, commercial, industrial or public facility uses intended to complement the central component, except that industrial uses must be located at least 660 feet from the property boundary of an existing residential use or platted subdivision exterior to the MP-CMP on the date the zoning district is established, or 1,000 feet if the existing residential use or platted subdivision is zoned for lots less than 20,000 square feet.

(Ord. No. PZ-C-001-16, § 1; Ord. No. 2021-PZ-C-004-21, § 3)

An application for a MP-CMP zoning district shall comply with the rezoning process and requirements set forth in chapter 2.166 PCDSC, as amended. A MP-CMP zoning district application shall not be accepted for processing on any property that was part of a PAD overlay or zoning district application denied by the supervisors within the previous six months.

(Ord. No. PZ-C-001-16, § 1)

Approval of a MP-CMP is required prior to development in a MP-CMP zoning district. The purpose of the MP-CMP is to establish the location and character of the uses and the unified overall development of individual development areas and phases within the MP-CMP zoning district. The MP-CMP shall include, at a minimum:

A.

Title page. Title page that states:

1.

Project name.

2.

Case number (to be added at the time of filing).

3.

Date of filing.

4.

Revision dates (with any resubmittals).

B.

Principals and development team page. This page will provide the name, address, telephone number and email address for the applicant/master developer and any members of the development team including, but not limited to, all architects, landscape architects, civil engineers, traffic engineers, legal representation and other professionals.

C.

Table of contents page.

D.

Site conditions and location. This section shall provide information regarding the current condition of the project site, including:

1.

Acreage;

2.

Current land use and description of any structures and/or buildings;

3.

Parcel map;

4.

Ownership information for subject property;

5.

An ALTA survey prepared no more than 60 days prior to the date of filing;

6.

Ownership and use information for surrounding properties within one mile; and

7.

Surrounding zoning districts within one mile.

E.

Comprehensive plan conformance. This section shall describe how the proposal is in conformance with the county's comprehensive plan.

F.

Project master plan. This section will provide a master plan prepared by a design professional for the entire project site identifying, at minimum, the following:

1.

Roadway network and classifications thereof;

2.

Development areas;

3.

Drainage, washes or other natural features, either manmade or natural;

4.

Major open space areas including public safety facilities and public services and utilities; and

5.

Trails network plan.

G.

Project development table. This section will provide the following:

1.

Area of each development area;

2.

Land uses for each development area;

3.

Residential density of each development area;

4.

Total possible dwelling unit count for each residential development area;

5.

Total square footage of commercial and mixed-use land uses for each development area;

6.

Total square footage of office and industrial land uses for each development area;

7.

Minimum area of open space for each development area.

H.

Zoning districts. This section shall provide the use, density and intensity classifications that will apply to each development area. Development areas may have more than one possible use, density or intensity classification. The MP-CMP may include existing classifications or may provide custom use classifications as provided therein. If custom use classifications are proposed, each shall include, at minimum, the following standards:

1.

Density (if residential) or intensity and total square footage of use (if nonresidential);

2.

Lot coverage;

3.

Building setbacks or build-to lines;

4.

Maximum height;

5.

Landscape setbacks; and

6.

Permitted land uses.

Each custom use classification shall be identified by a specific name to avoid confusion with standard use classifications and used as sparingly as possible.

I.

Master project design character and theming. This section shall provide the overall project design and character themes, concepts and/or other illustrative guidance. These character and theming concepts shall include, at a minimum:

1.

Overall project landscaping theme.

2.

Overall project lighting theme.

3.

Overall project architectural character theme.

Themes shall include visual examples of theme concepts. Concepts may include specific materials, colors and/or vegetation options. Specific designs shall be required at the time of platting and/or specific site plan processing (PCDSC 2.360.060).

J.

Zoning implementation table. This section shall provide the total amount of square footage of commercial, mixed-use, office and industrial or other nonresidential land uses as well as the total number of residential dwellings allowed within the overall project area. As each development area, or portion thereof, is platted, the applicant/master developer shall provide an updated zoning implementation table that:

1.

Identifies the assigned uses for the specific development area or portions thereof;

2.

Identifies the dwelling units and/or square footages assigned to the specific development area or portions thereof; and

3.

Updates the total remaining square footages and/or dwelling units for the remaining project-wide unassigned development area.

The zoning implementation table on the last processed approval is the controlling table and all prior tables are void. Any remaining square footages and/or dwelling units remaining after full build-out of the project area shall be forfeited and are deemed no longer available.

K.

Signage standards. This section may either:

1.

Refer to the typical standards of this title; or

2.

Provide specific standards for the entire project area or specific development areas.

L.

Infrastructure. This section will provide basic information about the circulation system, the grading and drainage for the overall site and how water and wastewater will be provided including utility and public safety facilities that can be used to enhance the provision of services to the region surrounding the development site.

M.

Phasing plan. This section shall provide a phasing plan for the overall project.

N.

Additional information. Nothing herein shall be construed as limiting what may be included in a MP-CMP. The county may require and/or the applicant/master developer may include additional information, development standards or other materials within the final MP-CMP including, but not limited to, aircraft noise contour studies and archeological reports. Failure to submit the requested additional information, standards or materials will constitute an incomplete application and will not be processed.

(Ord. No. PZ-C-001-16, § 1)

Plats and/or specific site plans or individual site plans in substantial compliance with the approved MP-CMP shall be filed in accordance with chapter 2.200 PCDSC, the schedule for development, if any, or the county's subdivision regulations. Prior to development, the applicant/master developer shall formally subdivide the development area or areas in order to: (1) complete the required zoning implementation table as per PCDSC 2.360.050(J) and to (2) finalize design requirements as per subsection (F) of this section.

A.

There may be more than one plat and/or specific site plan or individual site plan within the MP-CMP zoning district.

B.

Approval of a specific site plan in accordance with chapter 2.200 PCDSC does not replace the plat process and shall not be used to circumvent the plat process required by the county's subdivision regulations.

C.

Where the plat process is required, no site plan, if required, may be approved prior to final plat approval.

D.

A plat, specific site plan or individual site plan shall be deemed in substantial compliance with the MP-CMP; provided, that the plat, specific site plan or individual site plan does not:

1.

Change the uses or character of the approved MP-CMP.

2.

Increase the approved maximum density.

3.

Change the number or make a substantial change in the location of streets with a collector or higher classification.

4.

Contain changes which would normally cause the MP-CMP to be disqualified under the applicable criteria.

E.

Dedications may be required with approval of the final plat or specific site plan or individual site plan when substantiated by final studies that are not completed until review of the final plat, specific site plan or individual site plan by county staff. Studies may be for, but are not limited to, drainage, hydrology, and traffic analysis.

F.

At the time of tentative subdivision plat application for any development areas (or any part thereof), the applicant/master developer shall provide development area specific detailed architectural, lighting and landscaping guidelines that comply with the overall master character and theming provided in PCDSC 2.360.050(I). The community development director shall conduct a design review of any submitted plans to verify compliance with approved specific guidelines prior to issuance of any building permits.

G.

If a plat, specific site plan or individual site plan does not substantially conform to the approved MP-CMP, the community development department or public works department shall notify the applicant/master developer of the deficiency, and county staff review shall be suspended until the deficiency is remedied.

H.

Minor land divisions are prohibited within the boundaries of an approved MP-CMP zoning district. All land divisions shall be processed as a subdivision according to PCDSC title 3. Modifications and appeals of the subdivision provisions under chapter 3.60 PCDSC may only be used to modify the provisions of chapters 3.20 and 3.50 PCDSC.

(Ord. No. PZ-C-001-16, § 1)

A.

Major MP-CMP amendment. An amendment will be deemed major if it involves any of the following as determined by the community development director:

1.

A request for different type of land use not included in the MP-CMP;

2.

A greater than ten percent change in development area boundaries when located within 600 feet of the exterior boundaries of the MP-CMP zoning district;

3.

A request to waive, or a change altering, any condition or stipulation of approval;

4.

Changes in locations of streets classified as a collector or higher roadway classification;

5.

Changes in locations or use of open space areas, excluding minor shifts in size, location and/or uses that are consistent with the approved MP-CMP;

6.

Dwelling unit density transfers or nonresidential intensity transfers between development areas which are greater than ten percent of the total density or intensity of the taking or receiving development areas;

7.

An increase in the overall project density or nonresidential intensity;

8.

A change in location of wastewater facilities or change in the wastewater system excluding collection lines;

9.

A deletion or addition of acreage to an approved MP-CMP zoning district;

10.

A severance of a portion of the MP-CMP zoning district;

11.

Abandonment of an existing approved MP-CMP by approval of a new MP-CMP over the entire property;

12.

Any significant change in the development phasing schedule;

13.

Any significant change to the content of the MP-CMP after a final MP-CMP has been approved;

14.

A change that would have a significant impact on surrounding properties;

15.

Changes in signage standards for the entire project area or specific development areas, if the proposed change is not in compliance with the standards set forth in this title, as amended; or

16.

Any change to the approved development agreement that would have a substantial effect on the MP-CMP or stipulations of approval.

B.

Major MP-CMP amendment procedure. Requests for major amendments shall follow the same procedure as the initial application for approval of a MP-CMP.

C.

Minor MP-CMP amendment. Any request that is not major, as defined in subsection (A) of this section, or is otherwise determined by the community development director to be a minor amendment. In general, minor MP-CMP amendments are small adjustments to the content of the MP-CMP that do not substantively or materially alter the original character and/or intent of the MP-CMP.

D.

Minor MP-CMP amendment procedure.

1.

Requests for minor MP-CMP amendments shall be filed with the community development department and subject to the applicable fee as specified in the county's fee schedule adopted from time to time.

2.

The request will be routed for comment to any affected county departments.

3.

Upon receipt of comments, but no later than ten working days, the community development director will determine whether to approve, deny or request revisions to the requested amendment.

4.

Applicant/master developer will be notified by letter of the community development director's decision and a copy of the letter will be filed for public record.

E.

Density/intensity transfers. The community development director may permit residential unit density and/or nonresidential intensity transfers of ten percent or less between development areas within the MP-CMP, provided:

1.

The procedures for such transfers are explicitly stated within the MP-CMP and will be allowed only once per residential development area;

2.

Density transfer proposals indicating donor and recipient areas are submitted to the community development director for administrative review and approval; and

3.

The overall density of the MP-CMP is not exceeded.

F.

Reduction or removal. An approved MP-CMP zoning district may not be reduced or a portion removed or severed unless the remaining portion of the approved MP-CMP zoning district can stand alone without changing the character, circulation or open space as originally approved as determined by the community development director.

G.

Variances. The board of adjustment shall not grant any variances for an approved MP-CMP.

H.

Appeals. Appeals of actions and/or decisions of the community development director shall be made to the board of adjustment and processed pursuant to chapter 2.155 PCDSC, except for those specific plans required under PCDSC 2.360.060(F), which shall be appealable to the county manager. The county manager's decision shall be final.

(Ord. No. PZ-C-001-16, § 1)

The various county officers and employees are hereby authorized and directed to perform all acts necessary and desirable to give effect to this chapter.

(Ord. No. PZ-C-001-16, § 1)

Should any provision of this chapter be deemed or held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof.

(Ord. No. PZ-C-001-16, § 1)