The Chapter provides procedures for adopting and amending Master Plans to facilitate implementation of the General Plan for new communities or the substantial expansion of existing communities.

Each Master Plan approved by the Board of Supervisors on or after December 29, 2022, the effective date of the ordinance, codified in this Title, shall be shown on reference map with an "-MP" designator, numbered and identified sequentially by order of enactment and reference to the enacting ordinance.

Applications for Master Plans may be initiated by the Board of Supervisors, the Planning Commission, the Director of Community Development, or any qualified applicant. To initiate the application, the applicant shall file a request for a preapplication conference with the Community Development Department. If the property is not under a single ownership, all owners must sign the application, and submit a map showing the extent of ownership. The Master Plan or Master Plan Amendment may be prepared by the County, its consultant, or by the applicant, as determined by the Zoning Administrator. A fee, as specified by resolution of the Board of Supervisors, shall be required.

Each Master Plan shall set forth for the area within the Master Plan boundaries a specific land use and circulation system concept that is consistent with the General Plan, compatible with the environment, and capable of being served by existing and planned public facilities and utilities. The following plans and materials shall be submitted, provided that the Zoning Administrator may waive submission of items deemed unnecessary:

(a)

A vicinity map showing proposed Master Plan boundaries and the relationship of the area to uses and structures within a 300-foot radius of the plan area boundaries.

(b)

An existing conditions map of the Master Plan area showing sufficient topographical data to indicate clearly the character of the terrain, existing streets and infrastructure, if any, and the type, location, and condition of mature trees and other natural vegetation.

(c)

A site plan indicating the existing and proposed uses, building locations, gross floor area, lot coverage, height, parking, and residential density, and a multi-modal circulation plan for vehicles, bicycles, and pedestrians.

(d)

Tabulation of proposed densities of dwelling units, bedroom count, building coverage, paving coverage, landscaped areas, parking spaces, and height of structures;

(e)

A preliminary development schedule indicating sequence and timing of development.

(f)

Reservation of land for public uses, including schools, parks, playgrounds, and other open spaces.

(g)

Proposed grading plans based on field surveys.

(h)

Infrastructure improvement plans for utilities and public services, including water and sewer systems, flood control, and stormwater drainage.

(i)

Objective design standards and guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, and landscape concepts.

(j)

Proposed open space and landscaping plan including landscape concept and type of plant materials, recreation area, parking, service areas, and other public area used in common on the property and a description of intended improvements to and maintenance of the open area of the property.

(k)

Any other information deemed necessary by the Zoning Administrator to ascertain if the project meets the requirements of this Title.

The Planning Commission may recommend, and the Board of Supervisors may approve a Master Plan including lots smaller than those required by the base zone but shall not approve a total number of dwelling units in a Master Plan greater than permitted by the General Plan density limitations. Restrictions on the number of dwelling units permitted shall be recorded with subdivision maps prior to acceptance of applications for development plan review.

Master Plan applications shall be reviewed using the procedure in Chapter 9-808, Development Title Text and Zoning Map Amendment.

Prior to approving or conditionally approving an application for a Master Plan or a Master Plan Amendment, and the Board of Supervisors shall determine that the Master Plan or the Master Plan Amendment is consistent with the General Plan and any applicable Specific Plan and Public Financing Plan and must make the following findings:

(a)

Public Benefit. The proposed Master Plan will contribute to the public health, safety, and general welfare or will be of benefit to the public;

(b)

Plan Consistency. The proposed Master Plan is consistent with other adopted plans, unless concurrent amendments to those plans are also proposed and will result in consistency;

(c)

Site Suitability. The site is physically suitable for the type and intensity of the land use being proposed;

(d)

Infrastructure Improvements. Adequate transportation facilities, water supply, wastewater disposal services, and stormwater management facilities exist or will be provided in accordance with the conditions of approval to serve the proposed development; and the approval of the Master Plan will not result in a reduction of transportation service for all modes of travel or public services so as to be a detriment to public health, safety, or welfare;

(e)

Land Use Compatibility. The proposed Master Plan will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area; and

(f)

Issuance Not Detrimental. The proposed Master Plan has been reviewed in compliance with the requirements of the California Environmental Quality Act.

A Master Plan shall be adopted by resolution and may be amended as often as deemed necessary by the Board of Supervisors.

In approving a Master Plan, the Board of Supervisors may impose reasonable conditions deemed necessary to:

(a)

Ensure that the Master Plan conforms in all significant respects with the General Plan and with any other applicable plans or policies that the County has adopted; and

(b)

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

The Board of Supervisors may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.

For a Master Plan or a Master Plan Amendment prepared at the County's expense, the Board of Supervisors may impose a Master Plan fee. The fee shall be applied to persons seeking approvals for development within the area covered by the Master Plan or Master Plan Amendment. The fee charged shall be a prorated amount determined on the basis of the amount of land proposed for development and shall be expressed as a percentage of the total land included in the applicable Master Plan or Master Plan Amendment.

This Chapter provides procedures for adopting and amending Special Purpose Plans to facilitate implementation of the General Plan in portions of communities or larger areas where plans are needed and appropriate, such as the Stockton Metropolitan Airport, the Delta, and areas zoned Commercial Recreation or Freeway Service Commercial. Special Purpose Plans are also intended to facilitate business park developments. A Special Purpose Plan shall be used to provide a greater level of detail and more specific guidance than is contained in the General Plan.

The need for a Special Purpose Plan for specific uses is identified in the land use regulations for individual zones which are in the 200 Series of this Title or may be applied for in the case of larger development plans as permitted by the Zoning Administrator. The scope of individual Special Purpose Plans may include, but shall not be limited to, the following:

(a)

Utilities and Public Services. To ensure planning for the provision or installation of utilities and public services, including water, sewer, and storm drainage, in specific areas;

(b)

Roadways. To establish the location of roadways and roadway rights-of-way;

(c)

Improvements. To coordinate the provision of improvements such as noise barriers or fencing;

(d)

Aesthetics. To establishing aesthetic standards for development in specific areas; and

(e)

Parking. To provide comprehensive parking plans for specific commercial areas.

Each Special Purpose Plan approved by the Board of Supervisors on or after December 29, 2022, the effective date of the ordinance, codified in this Title, shall be shown on a reference map with an "-SPP" designator, numbered and identified sequentially by order of enactment and reference to the resolution approving the plan.

Applications for Special Purpose Plans may be initiated by the Board of Supervisors, Planning Commission, Director of Community Development, or any qualified applicant. To initiate the application, a qualified applicant shall file a request for a pre-application conference with the Community Development Department. If the property is not under a single ownership, all owners must sign the application, and submit a map showing the extent of ownership. The Special Purpose Plan may be prepared by the County, its consultant, or by the applicant, as determined by the Zoning Administrator. A fee, as specified by resolution of the Board of Supervisors, shall be required.

Each Special Purpose Plan shall contain a map of the area to be affected by the plan and text that describes the land use proposed development for the area. The level of detail may be specific or conceptual, as appropriate. The following plans and materials shall be submitted, provided that the Zoning Administrator may waive submission of items deemed unnecessary.

(a)

Existing Conditions and Site Plan.

(1)

A vicinity map showing proposed Special Purpose Plan boundaries and the relationship of the area to uses and structures within a 300-foot radius of the plan area boundaries.

(2)

An existing conditions map of the Special Purpose Plan area showing sufficient topographical data to indicate the character of the terrain, existing streets and infrastructure, if any, and the type, location, and condition of mature trees and other natural vegetation.

(3)

A site plan indicating the existing and proposed uses, building locations, gross floor area, lot coverage, height, parking, and residential density, and a multi-modal circulation plan for vehicles, bicycles, and pedestrians.

(b)

Proposed Development Program. Tabulation of proposed residential and non-residential development, including building coverage, paving coverage, landscaped areas, parking spaces, and height of structures and a preliminary development schedule indicating sequence and timing of development. Reservation of land for public uses shall be identified, if applicable.

(c)

Land Use and Development Standards. Objective development standards for proposed land uses, structures, and public facilities;

(d)

Transportation Standards. The location of, and objective development standards for, streets, roads, and other transportation facilities;

(e)

Improvements and Standards. The phasing, financing, and location of, and objective standards for, water supply, wastewater treatment and disposal, storm drainage facilities, and other public improvements;

(f)

Natural Resource Standards. Objective standards for the conservation, development, and use of natural resources; and

(g)

Environmental Impact Mitigation. Objective standards and measures for mitigating and identified environmental impacts of development under the Special Purpose Plan.

Each Special Purpose Plan application shall be reviewed using the Common Procedure in Chapter 9-802.

Prior to approving an application for a Special Purpose Plan, the Board of Supervisors shall determine that the Special Purpose Plan is consistent with the General Plan, any applicable Master Plan, and any applicable Specific Plan and Public Financing Plan and must make the following findings:

(a)

Public Benefit. The proposed Special Purpose Plan will contribute to the public health, safety, and general welfare or will be of benefit to the public;

(b)

Plan Consistency. The proposed Special Purpose Plan is consistent with other adopted plans, unless concurrent amendments to those plans are also proposed and will result in consistency;

(c)

Site Suitability. The site is physically suitable for the type and intensity of the land use being proposed;

(d)

Infrastructure Improvements. Adequate transportation facilities, water supply, wastewater disposal services, and stormwater management facilities exist or will be provided in accordance with the conditions of approval to serve the proposed development; and the approval of the Special Purpose Plan will not result in a reduction of transportation service for any mode of travel or public services so as to be a detriment to public health, safety, or welfare;

(e)

Land Use Compatibility. The proposed Special Purpose Plan will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area as shown in the General Plan; and

(f)

Issuance Not Detrimental. The proposed Special Purpose Plan has been reviewed in compliance with the requirements of the California Environmental Quality Act.

A Special Purpose Plan shall be adopted by resolution and may be amended as often as deemed necessary by the Board of Supervisors.

(a)

Zoning Compliance Review. If the Zoning Administrator determines that the uses and issues of a proposed application were addressed in an existing Special Purpose Plan and there is no expansion to the area covered by the project, a Zoning Compliance Review may be used for a subsequent application for development.

(b)

Public Improvement Plan. A Public Improvement Plan meeting the requirements of Chapter 9-600, Infrastructure Standards; General Provisions, may be required as a condition of approval for a subsequent application for development.

(c)

Expansion of Special Purpose Plans. Expansion of a development beyond the uses, issues, and property boundaries addressed in an existing Special Purpose Plan, shall require an addendum or new Special Purpose Plan.

(d)

Expansion of an Existing Permitted Use. For uses approved with a Zoning Compliance Review under an existing Special Purpose Plan, any expansion of such use shall require a new Zoning Compliance Review.

All improvements and land uses within the area covered by the Special Purpose Plan shall be consistent with the adopted Special Purpose Plan. Once adopted, such plans shall remain in effect until amended or rescinded by the Board of Supervisors.

This Chapter provide procedures for adopting and amending Specific Plans. Specific plans are regulatory documents established by the County to carry out specific purposes, as authorized by the Government Code, for specific geographic areas shown on the Zoning Map. They are governed by a set of regulations that address specific subjects, such as land use, physical development, building design, transportation, utilities, and public improvements, or impose requirements for detailed master plans that may be applicable in sub-areas within the specific plan area. The provisions of a specific plan may be combined with provisions of base or overlay zoning districts for the area to which the specific plan applies, and the more restrictive provisions will govern. Specific plan provisions also may be substituted for countywide provisions included in this Title.

Each Specific Plan approved by the Board of Supervisors on or after December 29, 2022, the effective date of the ordinance, codified in this Title, shall be shown on a reference map with an "-SP" designator, numbered and identified sequentially by order of enactment and reference to the resolution approving the plan.

Applications for Specific Plans or Specific Plan Amendments may be initiated by the Board of Supervisors, the Planning Commission, the Director of Community Development, or any qualified applicant. If the property is not under a single ownership, all owners must sign the application, and submit a map showing the extent of ownership. Applications shall be filed with the Community Development Department. A fee, as specified by resolution of the Board of Supervisors, shall be required.

A Specific Plan shall be prepared, adopted, amended, and repealed following the procedure for General Plan amendments specified in Chapter 9-807. A Specific Plan may be adopted by resolution or ordinance.

A Specific Plan shall include introductory and background text, policies, development standards, and diagrams that specify all of the following in detail, as required by Government Code Section 65451:

(a)

Land Use. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan and the phasing of development, if proposed.

(b)

Infrastructure, Public Facilities and Services. The proposed distribution, location, and extent and intensity of major components of public and private transportation, water supply and distribution, wastewater collection and treatment, stormwater collection, transmission, and discharge, stormwater quality elements, solid waste disposal, energy, telecommunications, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

(c)

Development and Conservation Standards. Objective development standards for density/intensity, building form and siting, internal circulation, landscaping, and parking and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

(d)

Implementation and Financing Program. A program of implementation measures including zoning regulations, programs, public improvements projects, and financing measures necessary to carry out paragraphs (a), (b), and (c) above.

(e)

General Plan Consistency. A statement of the relationship of the Specific Plan to the general plan and how the Specific Plan is consistent with and implements the General Plan.

Specific Plan applications shall be reviewed at a duly-noticed public hearing following the process in Chapter 9-807 General Plan Amendments.

(Ord. No. 4632, § 9, 6-26-2023)

Prior to approving or conditionally approving an application for a Specific Plan or a Specific Plan Amendment, the Planning Commission and the Board of Supervisors shall determine that the Specific Plan or Specific Plan Amendment is consistent with the General Plan and any applicable Master Plan and Public Financing Plan and must make the following findings:

(a)

Public Benefit. The proposed Specific Plan will contribute to the public health, safety, and general welfare or will be of benefit to the public.

(b)

Plan Consistency. The proposed Specific Plan is consistent with other adopted plans, unless concurrent amendments to those plans are also proposed and will result in consistency.

(c)

Site Suitability. The site is physically suitable for the type and intensity of the land use being proposed;

(d)

Infrastructure Improvements. Adequate transportation facilities, water supply, wastewater disposal services, and stormwater management facilities exist or will be provided in accordance with the conditions of approval to serve the proposed development; and the approval of the Specific Plan will not result in a reduction of transportation service for all modes of travel or public services so as to be a detriment to public health, safety, or welfare;

(e)

Land Use Compatibility. The proposed Specific Plan will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area as shown in the General Plan; and

(f)

Issuance Not Detrimental. The proposed Specific Plan has been reviewed in compliance with the requirements of the California Environmental Quality Act.

In approving a Specific Plan, the Board of Supervisors may impose reasonable conditions deemed necessary to:

(a)

Ensure that the Specific Plan conforms in all significant respects with the General Plan and with any other applicable plans or policies that the County has adopted; and

(b)

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

The Board of Supervisors may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.

For a Specific Plan or a Specific Plan Amendment prepared at the County's expense, the Board of Supervisors may impose a Specific Plan fee. The fee shall be applied to persons seeking approvals for development within the area covered by the Specific Plan or Specific Plan Amendment. The fee charged shall be a prorated amount determined on the basis of the amount of land proposed for development expressed as a percentage of the total land included in the applicable Specific Plan or Specific Plan Amendment.

(Ord. No. 4632, § 10, 6-26-2023)

A Specific Plan adopted by resolution of the Board of Supervisors shall be administered as prescribed by the Board, consistent with the Government Code Section 65450-65457.

This Chapter provides procedures for establishing a Planned Development (PD) Zone to facilitate orderly development of larger sites in the County consistent with the General Plan, especially where a particular mix of uses or character is desired that can best be achieved through an integrated development plan. A Planned Development Zone permits greater flexibility and innovation in the design and processing of projects than would otherwise be allowed under base zone regulations in order to:

(a)

Facilitate efficient use of land, particularly for those parcels that are sufficiently unique in their physical characteristics or other circumstances to warrant special methods of development;

(b)

Simplify the processing of projects by providing a method of concurrent review of land use, subdivision, public improvements, and siting considerations;

(c)

Allow mixed use projects, containing residential, commercial, and/or civic uses, that are desirable and compatible with surrounding uses;

(d)

Enable diversity in housing types, styles, and price ranges;

(e)

Allow use of common open areas and the inclusion of other amenities in project design; and

(f)

Provide for the development of sites while protecting open space resources.

The Planned Development zone may be applied to parcels carrying any General Plan designation, except the Commercial Recreation designation. The minimum area for a Planned Development zone is 10 acres, unless the applicant can show that a PD zone established on an area of less than 10 acres would meet the intent and the provisions set forth in this Chapter.

Each Planned Development Zone approved by the Board of Supervisors on or after December 29, 2022, the effective date of the ordinance, codified in this Title, shall be shown on a reference map with an "-PD" designator, numbered and identified sequentially by order of enactment and reference to the resolution approving the plan.

The uses permitted in the Planned Development Zone shall be those uses recommended by the Planning Commission and approved by the Board of Supervisors, provided such uses are consistent with General Plan policies for the area.

Density bonuses may be awarded to a Planned Development Zone, provided the Planned Development Zone meets the intent of this Chapter, conforms to General Plan, and does not exceed the maximum density for the General Plan designations that apply within Planned Development Zone shown in the table below.

(a)

Decision-Making Body. A Planned Development Zone must be adopted by the Board of Supervisors as a Zoning Map amendment. A public hearing before the Planning Commission for a recommendation is required prior to Board of Supervisors review.

(b)

Review Procedures.

(1)

Rezoning. An application for rezoning to a Planned Development Zone must be processed as an amendment to the Zoning Map, according to the procedures of Chapter 9-808, Development Title Text and Zoning Map Amendments, and must include a Planned Development Plan.

(2)

Planned Development Plan. A Planned Development Plan is required for all proposed Planned Development Zones with sufficient information to determine if the intent of this Chapter and the General Plan will be fulfand will be accepted and processed concurrently. Review of the Planned Development Plan will be in the same manner as a Conditional Use Permit application, pursuant to Chapter 9-802, Common Procedures and Chapter 9-804, Use Permits, with the following modification:

(A)

Additional information is required to be submitted as part of the Plan in order to determine if the intent of this Chapter and the General Plan will be fulfilled.

(3)

Tentative Subdivision Map. When development in a Planned Development zone requires the submission of a tentative subdivision map, this map and all supporting documents must be prepared and submitted concurrently with the application for rezoning to a Planned Development Zone.

(4)

Master Plan. A Master Plan may be submitted as a Planned Development plan, with additional engineering detail provided in "unit plans."

(c)

Initiation. An amendment to rezone to a Planned Development Zone must be initiated by property owner. If the property is not under a single ownership, all owners must sign the application, and submit a map showing the extent of ownership.

(d)

Application Content. An application for a Planned Development Zone must be filed with the Community Development Department, accompanied by the required fee. Applications must contain all of the following:

(1)

Legal Description. A legal description of the site and a statement of the number of acres contained therein.

(2)

Title Report. A title report verifying the description and the ownership of the property.

(3)

Project Narrative. A generalized narrative describing the location of the site, its total acreage, and the existing character and use of the site and adjoining properties; the concept of the proposed development, including proposed uses and activities, proposed residential densities, if appropriate, and physical land alteration required by the development; and the relation of the proposed Planned Development Zone to the General Plan.

(4)

Development Schedule. A development schedule, including anticipated timing for commencement and completion of each phase of development, tabulation of the total number of acres in each separate phase and percentage of such acreage to be devoted to particular uses, and an indication of the proposed number and type of dwelling units by phase of development, if applicable.

(5)

Maps and Diagrams. Maps, diagrams, and other graphics necessary to establish the physical scale and character of the development and to demonstrate the relationship among its constituent land uses, buildings and structures, public facilities, and open space. These graphics must, at a minimum, include:

(A)

A map showing the perimeter boundaries of the project site, the perimeter of the ownership, the location and dimensions of any existing property lines and easements within the site, and all uses and structures within a 300-foot radius of the project area boundaries;

(B)

Existing and proposed changes in the topography of the site, including the degree of land disturbance, the location of drainage channels or water courses, and the direction of drainage flow in one-foot contour intervals on areas of cross-slopes of less than five percent, at two-foot intervals on areas of cross-slopes of five to 10 percent, and at five-foot intervals on areas of cross-slopes exceeding 10 percent;

(C)

A circulation diagram indicating proposed movement of vehicles, goods, and pedestrians within the district and to and from adjacent areas, including streets and driveways, sidewalks and pedestrian ways, and off-street parking and loading areas;

(D)

A site plan indicating existing and proposed uses, location and dimension of buildings and structures, gross floor area of existing and proposed structures, identification of structures to be demolished or removed;

(E)

Detailed engineering site plans, including proposed finished grades and all public improvements as well as estimates of grading volume (cut and fill), with accompanying grading sections or other technical drawings acceptable to the Director of Public Works;

(F)

Detailed engineering plans for the provision of public utilities for the site, including provisions for off-site connections and facilities necessary to serve the site;

(G)

A detailed tabulation of the proposed densities of dwelling units, bedroom count, building coverage, paving coverage, landscaped areas, parking dedication, and height of structures;

(H)

Lighting for the building(s), parking areas, open space areas, and pedestrian travel areas;

(I)

Reservation of land for public uses, including schools, parks, playgrounds, and other open spaces;

(J)

Dimensioned building elevations showing proposed architectural concepts, color program and material samples; and

(K)

A master sign program, including the size and location of all proposed signs.

(6)

Open Space and Landscaping Plan. An existing and proposed open space and landscaping plan including landscape concept and type of plant materials, recreation area, parking, service areas, and other public area used in common and a description of intended improvements to and maintenance of the open areas of the development

(7)

Other Information. Any other information deemed necessary by the Zoning Administrator to ascertain if the project meets the required findings for a Planned Development Plan and re-zoning.

A Planned Development Plan and rezoning will only be approved if the Planning Commission and the Board of Supervisors make all of the following findings:

(a)

Plan Consistency. The proposed development is consistent with the General Plan, including the height, density, and intensity limitations that apply unless these limitations are to be amended;

(b)

Site Suitability. The site is physically suitable for the type and intensity of the land use being proposed;

(c)

Infrastructure Improvements. Adequate transportation facilities, water supply, wastewater disposal services, and stormwater management facilities exist or will be provided in accordance with the conditions of Planned Development Plan approval to serve the proposed development; and the approval of the proposed development will not result in a reduction of transportation service for all modes of travel or public services so as to be a detriment to public health, safety, or welfare;

(d)

Land Use Compatibility. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area as shown in the General Plan; and

(e)

Public Benefit. The proposed development is demonstratively superior to the development that could occur under the standards applicable to prior zones and will achieve superior community design, environmental preservation, and/or substantial public benefit. In making this determination, the following factors will be considered:

(1)

Appropriateness of the use(s) at the proposed location and compatibility with adjacent uses.

(2)

The mix of uses, housing types, and housing price levels.

(3)

Provision of units affordable to persons and families of low and moderate income or to lower income households.

(4)

Provision of and financing for infrastructure improvements.

(5)

Provision of landscaping, open space, and community facilities.

(6)

Overall contribution to the enhancement of neighborhood character and the environment of the County in the long term.

In approving a Planned Development Zone and related Plan, the Board of Supervisors may impose reasonable conditions deemed necessary to:

(a)

Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the County has adopted;

(b)

Ensure installation of all public facilities and improvements, both on-site and off-site, as required by the Planned Development Plan;

(c)

Ensure maintenance and management of all common open areas and protection of all open space resources; and

(d)

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

The Board of Supervisors may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.

Plans for a project in a Planned Development Zone shall be accepted for Zoning Compliance Review and planning and building permits or subdivision approvals only if they are consistent with an approved Planned Development Plan and any conditions of approval. No project may be approved and no building permit issued unless the project is consistent with the approved Planned Development Plan.

(a)

Expiration.

(1)

Planned Development Plan. A Planned Development Plan must be approved on the same date as the ordinance creating the Planned Development Zone and will also become effective concurrently. An approved Planned Development Plan will expire three years after the effective date unless actions specified in the conditions of approval have been taken, or a building permit has been issued and construction diligently pursued. An approved Planned Development Plan may specify a development staging program exceeding two years.

(2)

Tentative Map. Where a Tentative Map or Vesting Tentative Map has been approved in conjunction with a Planned Area Plan, the Planned Area Plan will expire upon the expiration of the Tentative Map or Vesting Tentative Map.

(3)

Phased Development. If the applicant intends to develop the project in phases, and the Board of Supervisors approves phased development, the Planned Development Plan remains in effect so long as not more than two years lapse between the end of one phase and the beginning of the next phase.

(b)

Renewal. An approved Planned Development Plan that has not been exercised may be renewed for a two-year period by the Board of Supervisors if the Board finds the renewal consistent with the purposes of this Chapter. Application for renewal must be made in writing prior to the expiration date of the original approval.

Any changes or amendments to the Planned Development Plan shall be reviewed and approved, as follows. These procedures supersede provisions in Section 9-802.120, Modification of Approved Plans.

(a)

Changed Plans. Amendments to a Planned Development Zone or Planned Development Plan may be requested by the applicant or his/her successors. Amendments to the approved Planned Development Zone or Planned Development Plan will be classified as major or minor amendments by the Zoning Administrator.

(b)

Major Amendments. Major Amendments to an approved Planned Development Zone or Planned Development Plan will be considered by the Board of Supervisors at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes:

(1)

A change in the boundary of the Planned Development Zone;

(2)

An increase or decrease in the number of dwelling units for the Planned Development Zone that is greater than the maximum or less than the minimum stated in the Planned Development Plan;

(3)

An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the Planned Development Plan by 10 percent or more;

(4)

Any change in land use or density that is likely to negatively impact or burden the transportation system or public facilities and utilities infrastructure; or

(5)

Any other proposed change to the Planned Development Plan or the conditions of approval that substantively alters one or more of its components, as determined by the Zoning Administrator.

(c)

Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B above will be considered minor if they are consistent with the original findings and conditions of approval. Minor amendments may be approved by the Zoning Administrator. The Zoning Administrator, at their discretion, may refer any request for a Planned Development Plan amendment to the Planning Commission for a decision, rather than acting on the proposed amendments.