SV-2 Spanish Valley Planned Community (PC) District

An ordinance creating the Spanish Valley Planned Community (PC) District of the San Juan County Land Use Ordinance for the purpose of creating a new zone (PC Zone) to accommodate large-scale master-planned development in the non-federal lands in the San Juan County portion of the Spanish Valley. See proposed Spanish Valley Zoning Map for applicable locations. Purpose Land Use Districts Minimum Requirements Permitted Uses Conditional Uses Planning and Approval Process for PC Zones PC Zone Plan Community Structure Plan (CSP) Project Plan/Subdivision Plat Site Plan Review Development Standards (A) Open Space and Common Areas (B) Fencing, Screening, Clear Vision (C) Architectural Standards (D) Water-conserving Landscaping Requirements (E) Lighting (F) Other Requirements Development Agreement Purpose The purpose of the Spanish Valley Planned Community (PC) District is to provide a regulatory tool that allows large properties in the San Juan County portion of the Spanish Valley to be developed in accordance with a specific plan designed to achieve the following: 1. To promote and protect the public health, safety, and welfare. 2. To implement the objectives and policies of the San Juan County General Plan. 3. To facilitate development within the San Juan County portion of the Spanish Valley in accordance with the Spanish Valley Area Plan that was adopted as part of the general plan. This plan promotes high quality, innovative and creative development that includes a mixture of uses, building types, varying densities and lot sizes and sufficient diversity of housing types to meet the full life-cycle housing needs of local residents, a variety of mixed use, commercial and flex uses, adequate amenities, and the preservation of open space. 4. To safeguard and enhance environmental amenities and the quality of development. 5. To attain the physical, social, and economic advantages resulting from comprehensive and orderly planned use of land resources. 6. To lessen vehicular traffic congestion and assure convenience of access. 7. To secure safety from fire, flood, and other natural dangers. 8. To provide for adequate light, air, sunlight, and open space. 9. To promote and encourage conservation of scarce resources. 10. To preserve the unique landforms, views and environmental qualities of the Spanish Valley. 11. To prevent overcrowding of land and undue concentration of population. 12. To facilitate the creation of a convenient, attractive, and harmonious community with a desirable living and working environment with unique identity and character. 13. To attain a desirable balance of residential and other land uses. 14. To promote a pedestrian friendly environment that encourages transit and bicycle use. 15. To expedite the provision of adequate and essential public services. 16. To promote economical and efficient use of the land and water. 17. To provide a process for the initiation, review, and regulation of large-scale, comprehensively planned development that affords flexibility within the context of an overall development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. This chapter establishes an approval and entitlement process to promote thoughtful and efficient land use patterns that would otherwise be difficult under typical zoning ordinances. The Spanish Valley area may have more than one PC Zone. PC Zone(s) may include residential neighborhoods and subdivisions; neighborhood commercial centers; business, research and educational campuses; highway commercial and flex development areas; and parks and open space with convenient pedestrian access and connections. Individual structures within each PC Zone may contain mixed uses. Permitted densities may be higher than those permitted in surrounding districts. Land Use Districts Each PC Zone shall establish land uses and development patterns, densities, and standards unique to that zone. Upon approval, through the process set forth in this chapter, the land uses and development patterns and densities shall be established pursuant to the PC Zone Plan and one or more development agreement(s) and accompanying Community Structure Plan(s). Specific land uses proposed in the PC Zone may only be established in conformance with provisions of this chapter. Each PC Zone may consist of any number or combination of the following land use districts that shall be identified in the Community Structure Plan as provided in this chapter. Central Development Areas These are the flattest, least sensitive and easiest-to-develop sites in the Spanish Valley, which makes them suitable for a wide range of residential and park/open space uses. These are the preferred areas for locating higher residential density and mixed-use neighborhood centers, where a mix of residential, locally-scaled commercial and civic services will be provided. 4-5 residential units/ERUs per acre. Perimeter Development Areas These areas are relatively isolated, located in the foothills and topographically challenged edges of the Spanish Valley. They are proposed for lower-density residential uses and earmarked for long-term, phased development. 1-2 residential units/ERUs per acre. Cluster development, conservation subdivisions and larger lot single-family uses are generally supported in these areas. Highway Commercial Development Areas These areas support highway-based commercial uses located along U.S. Highway 191. As specifically detailed in the Highway Commercial ordinance, uses should meet the needs of the Spanish Valley and nearby region, as well as the travelling public. 6-12 residential units/ERUs per acre. Flex Development Areas These areas are divided into three specific types of flex development: • Highway Flex • Business Flex • Residential Flex Flex areas are generally located in close proximity to U.S. Highway 191 and intended to accommodate a range of uses focused on creating an economic base for the Spanish Valley and San Juan County. While flex uses should generally be designed and developed according to the requirements of this chapter for the PC Zone, there are separate ordinances for each type of flex development. The range of uses accommodated within the three flex development areas should be professionally designed as coordinated. Projects. Buffers and transitions should be provided between distinctly different uses (such as residential neighborhoods, business uses, distribution uses, highway commercial, specialty residential uses and campuses). 45 residential units/ERUs per acre. Neighborhood Centers Two Neighborhood Centers are envisioned at the intersection of Spanish Valley Road and Old Airport Road, and the intersection of Spanish Valley Road and Ken’s Lake Road. These areas are envisioned to become mixed-use centers that serve the local retail and service needs of the Spanish Valley. Development should emphasize small-scale retail, commercial and recreational uses, in addition to higher-density residential (single and multi-family), public and semipublic uses, and open space uses. Neighborhood Center residential densities are generally the highest permitted in the Spanish Valley, ranging from 6 to 12 residential units/ERUs per acre. Parks and Open Space These areas include natural lands and maintained parks that are designed and developed to provide and preserve outdoor recreational activities. A range of types and sizes of parks and open space should be provided to meet the needs of Spanish Valley residents. Minimum Requirements The minimum requirements for the PC Zone establishes the basic standards of development. The landowner or developer is encouraged to provide more than the minimum requirements, incorporating additional parks and open space, higher standards of design, and additional amenities as part of creating a superlative community park and open space system. Large Planned Community: Each PC Zone of this type shall contain a minimum of 200 acres. If the PC Zone contains multiple owners, the owners/developers may, if necessary, to reach the 200-acre threshold or if the owners/developers desire, combine their properties for planning approval and development purposes. It is anticipated that the resulting projects will be better designed and developed and will include higher density uses and a range of uses and residential types. Small Planned Community: Each PC Zone of this type shall contain a minimum of 20 acres under single ownership. This area will allow up to four (4) residential units per acre, and a range of residential units and types. Manufactured Home Planned Community: Each PC Zone of this type shall contain a minimum of 10 acres under single ownership and a maximum density as established by FHA and HUD. A Site Plan shall be prepared, approved and filed with the findings of fact as part of the approval. Each manufactured home site in a Manufactured Home Community shall be clearly designated. Development plans shall comply with the applicable requirements of this chapter and the required Site Plan shall be drawn to scale and shall explicitly illustrate at least the following features: 1. Location and dimensions of all project boundaries. 2. Location of pavement on adjoining street rights-of-way. 3. Location and dimensions of any permanent improvements existing or planned within the Manufactured Home Planned Community, including but not limited to the following: a. Improved surfaces for common driveways, off-street parking and recreation areas; b. Buildings for management, maintenance and recreational purposes; c. Recreational facilities; d. Fences and walls; e. Underground utilities; f. Outdoor lighting fixtures; and g. The location of pipelines and systems for potable water distribution, sewage collection and fire protection, including location of all fire hydrants. Permitted Uses Large Planned Community: The following uses may be conducted in all areas within a PC Zone of more than 200 acres: • All uses described in the Spanish Valley Area Plan (2018), which was adopted as part of the San Juan County General Plan, as follow: o Residential uses of various types and lot sizes including single family detached; single family attached; multifamily residential; town homes; loft apartments; residential units above ground floor retail or office; and manufactured home communities; o Local retail, service, office, and mixed-use housing at designated Neighborhood Centers; o A mix of permitted uses (including office/commercial, office/residential, retail/residential) within designated Neighborhood Centers; o Small-scale, local businesses that support the day-to-day shopping and service needs of the community, such as restaurants, cafes, restaurants, drycleaners, clinics and offices. o Home-based businesses; o Health-care facilities; o Public facilities, such as schools, libraries, and civic buildings; o Private schools and civic/cultural facilities; o Common areas, such as parks, plazas, playgrounds, and trails; o Churches and other religious facilities; o Day-care facilities; o Open space, including landscaped areas and areas in natural vegetation, waterways, parks, trails and recreational areas; o Business, distribution, specialty residential and commercial as described for the three Flex Development Areas; and o Other accessory uses which are ancillary and designed to serve the foregoing uses. Small Planned Community: The following uses may be conducted in all areas within a PC Zone of more than 20 acres: • All uses described in the Spanish Valley Area Plan (2018), which was adopted as part of the San Juan County General Plan, as follow: o Residential uses of various types and lot sizes including single family detached; single family attached; multifamily residential; town homes; loft apartments; residential units above ground floor retail or office; and manufactured home communities; o Local retail, service, office, and mixed-use housing at designated Neighborhood Centers; o A mix of permitted uses (including office/commercial, office/residential, retail/residential) within designated Neighborhood Centers; o Small-scale, local businesses that support the day-to-day shopping and service needs of the community, such as restaurants, cafes, restaurants, drycleaners, clinics and offices. o Home-based businesses; o Health-care facilities; o Public facilities, such as schools, libraries, and civic buildings; o Private schools and civic/cultural facilities; o Common areas, such as parks, plazas, playgrounds, and trails; o Churches and other religious facilities; o Day-care facilities; o Open space, including landscaped areas and areas in natural vegetation, waterways, parks, trails and recreational areas; and o Other accessory uses which are ancillary and designed to serve the foregoing uses. Manufactured Home Planned Community: The following uses may be conducted in those areas within a PC Zone of more than 10 acres suitable for a Manufactured Home Planned Community: • All uses described in the Spanish Valley Area Plan (2018), which was adopted as part of the San Juan County General Plan, as follow: o Residential uses of various lot sizes for single family manufactured communities; o Home-based businesses; o Common areas, such as parks, plazas, playgrounds, and trails; o Day-care facilities; o Open space, including landscaped areas and areas in natural vegetation, waterways, parks, trails and recreational areas; and o Other accessory uses which are ancillary and designed to serve the foregoing uses. Conditional Uses The approved PC Zone Plan or Community Structure Plan may include provisions for specific land uses identified as either a permitted or a conditional use within a given PC Zone and may include uses listed elsewhere in this chapter or additional uses. While generally discouraged, some conditional uses are anticipated in the approved PC Zone Plan, which shall require the approval of the Planning & Zoning Commission, and which may be established by development agreement. Conditional uses, if any, are subject to review and approval as set forth in the San Juan County Code. Design standards for conditional uses shall be included with the applicable Project Specific Standards. Planning and Approval Process for PC Zone Development within the PC Zone will require the following plans to be prepared and submitted for approval in accordance with this chapter: PC Zone Plan, Community Structure Plan, and Project Plans and/or Subdivision Plat approval as applicable. The planning and approval process and approving bodies are summarized in Table 2-1: APPLICATION Table 2-1 Planning and Approval Process for PC Zone COVERED AREA WHAT IS DESCRIBED IN PLAN APPROVAL LEVEL PC Zone Plan (Rezone) Total land area to be rezoned to PC Zone. Land area to be rezoned with land use table outlining: § proposed permitted and conditional uses, § maximum number of residential units, and § maximum square feet of nonresidential development. § Preliminary Community Structure Plan (CSP). Planning Commission (recommendation) and County Commission (adoption) Community Structure Plan (CSP) Total land area that was rezoned to PC Zone above. § Community Structure Plan (CSP). § Master Plans of major systems and the inclusion of development standards for the larger development such as major roadways, infrastructure, open space networks, general location of neighborhoods, etc. Planning Commission Development Agreement Total land area that was rezoned to PC Zone above. The contract between San Juan County and the individual or entity that owns or controls the subject property, detailing the obligations of both parties, specifying the standards and conditions that will govern development of the property, and describing the vested interests of both parties. Planning Commission (recommendation) and County Commission (adoption) Project Plan and/or Subdivision Plat Multiple phases of development within a CSP for master subdivision approval followed by phased subdivision plats. Show major development parcel locations, open space system, and major infrastructure associated with roadways. Final plats indicate lot layouts and development regulations. Planning Commission Site Plan Individual sites Final site development requirements. Staff within the development. (A) PC Zone Plan At the time of application for rezoning, a PC Zone Plan shall be submitted to the Planning Commission for review and recommendation to the County Commission. Following recommendation by the Planning Commission, a PC Zone Plan shall be submitted for review and approval by the County Commission. The approved PC Zone Plan may be amended through standard rezoning procedures. The PC Zone Plan application shall contain the following information: 1. Name of planned community; 2. Names, addresses, and phone numbers of applicant and property owner(s); 3. Map showing PC Zone location, legal/boundary description, acreage, scale, and north arrow; 4. Land use concept plan accompanied by a table showing the land use district types and acreages of all proposed permitted and conditional uses, the maximum number of dwelling units, Floor Area Ratios (FARs), and the total acreage of open space in the PC Zone and areas (in square footage or acreage) of the various non-residential land uses proposed in the PC Zone; 5. Map showing existing waterways, major utilities, easements, storm water conveyances, flood boundaries, and other relevant infrastructure; and 6. Adjacent parcels, owners, and land uses. Upon approval, the PC Zone shall constitute an amendment to the Spanish Valley Area Plan for the area covered by the approved PC Zone Plan. The conditions and limitations agreed to in the approval of the PC Zone Plan shall confer a vested right to proceed with the development process established in this chapter for the property(s) included within the applicable PC Zone, including the number of dwelling units and the square footage of nonresidential uses reflected in the approved PC Zone. (B) Community Structure Plan (CSP) Following approval of the PC Zone Plan, a Community Structure Plan (CSP) shall be established for all or a portion of the area covered by the PC Zone. The CSP shall be accompanied by a development agreement that codifies the CSP, which shall be submitted for review and recommendation by the Planning Commission, and then review and approval by the County Commission. The CSP shall contain a contiguous area of some or all of the area within the PC Zone that includes one or more of the following land use districts types as indicated in the Spanish Valley Area Plan (2018) and described in these San Juan County Spanish Valley Development Ordinances: • Central Development Area • Perimeter Development Area • Flex Development Area • Highway Commercial Development Area • Neighborhood Center • Open Space Each CSP shall show the following: 1. Name of the planned community; 2. Names, addresses, and phone numbers of applicant and property owner(s); 3. Map showing CSP location, legal/boundary description, acreage, scale, and north arrow; 4. Map showing proposed land use district boundaries, and acreages; 5. Table showing the maximum number of dwelling units, open space acreage, and acreage(s) of the various non-residential land uses; 6. Master circulation system plan, including a street network; pedestrian, bicycle, and equestrian trail systems; identification of street alignments and right-of-way widths: illustrative cross sections which accommodate and specify vehicular, pedestrian, and bicycle use in the right-of-way. Pedestrian and bicycle trail systems shall connect the land use districts, schools and open space areas, and provide linkages to other trail systems in existing or future areas of the PC Zone and adjacent facilities within adjacent municipal jurisdictions of the Spanish Valley; 7. Map showing existing and proposed waterways and water bodies, major utilities and easements, wells and water sources, water protection areas and similar public health areas; surface and sub-surface storm water drainage systems, flood boundaries and flood control facilities; 8. Map showing adjacent parcels, their owners, and their uses; 9. Map showing 40-foot contours and significant topographic features within or adjacent to the CSP property; 10. Documentation of existing and proposed secondary (irrigation) water rights, shares, and usage, if any; 11. Open space plan providing general descriptions and locations of major open spaces; 12. Standards that govern the design and maintenance of major public infrastructure improvements (including but not limited to streets, sidewalks, street and parking lighting, paving, street furniture, trails); and 13. Detailed standards that govern general building placement, massing, and other key design criteria (CSP Design Standards). The Planning Commission shall have the discretion to not provide a positive recommendation to the County Commission, who shall have the discretion to approve or disapprove each CSP on the basis of the following: (1) the failure of the proposed CSP to include all of the elements required in this section; (2) the failure of the proposed master circulation system identified in the CSP to adequately serve the communities within the PC Zone; (3) the failure of the proposed major infrastructure identified in the CSP to provide adequate service to the communities within the PC Zone; or (4) the inclusion of land uses in the CSP not permitted or conditionally permitted under this chapter. In approving a CSP, the Planning Commission may recommend, and the County Commission may impose, reasonable conditions of approval to mitigate reasonably anticipated detrimental impacts in accordance with San Juan County Zoning Ordinance. The conditions and limitations agreed to in the approval of the PC Zone Plan shall confer a vested right to proceed with the development process established in this chapter for the property(s) included within the applicable PC Zone, including the number of dwelling units and the square footage of nonresidential uses reflected in the approved PC Zone. (C) Development Agreement Following approval of the PC Zone Plan and the Community Structure Plan, a Development Agreement shall be prepared as a legal contract between San Juan County and the individual or entity that owns or controls the subject property, detailing the obligations of both parties, specifying the standards and conditions that will govern development of the property, and describing the vested interests of both parties. (D) Project Plan/Subdivision Plat Upon approval of the PC Zone Plan, Community Structure Plan and Development Agreement, a Project Plan shall be submitted for review that outlines project specific standards (Project Specific Standards) establishing in substantial detail the character and nature of the design of public and private improvements within the area covered by the applicable Project Plan for the applicable portion of the PC Zone covered by the Project Plan. The purpose of the Project Plan is to allow for the creation and approval of a fully-integrated development plan for a specifically identified portion of land within the applicable PC Zone. A Project Plan should include vertical and horizontal mixtures of uses on one or more proposed lots, parcels or units located within the boundaries of the proposed Project Plan. Therefore, the Project Plan may include one or more Subdivision Plats and Site Plans and may identify a combination of proposed subdivisions and/or condominium projects, one or more of which may be submitted concurrently for review and approval with the Project Plan. The Project Plan shall be reviewed by the Staff prior to submittal to the Planning Commission for approval. A Subdivision Plat may include a variety of land uses including condominium projects. Each Subdivision Plat submitted shall be reviewed by the Staff prior to submittal to the Planning Commission for approval. Subdivision Plats (preliminary and final) shall be submitted and approved in accordance with San Juan County Code requirements. Application and approval of a preliminary or final Subdivision Plat may occur before submission of a Project Plan provided Project Specific Standards are submitted and approved contemporaneously with such Subdivision Plat application and approvals; and provided, further, that the Project Specific Standards and Subdivision Plat will ultimately be incorporated into an approved Project Plan. The preliminary and final plats shall conform to the applicable CSP standards as well as all applicable Project Specific Standards, including any supplemental Project Specific Standards proposed and approved by the Planning Commission in connection with the applicable final plat. (E) Site Plan Review Site plans (Site Plans) may be reviewed concurrently with a Project Plan or Subdivision Plat. Any proposed commercial, office, industrial, multi-family residential, open space, parks, or institutional developments and alterations to existing developments shall be located on legal lots of record created by metes and bounds conveyance with the approval of the Staff or pursuant to Subdivision Plats and shall meet the Site Plan review requirements. All San Juan County Spanish Valley Development Ordinances and requirements shall be met in preparing Site Plan applications and in designing and constructing the development. Where applicable, building permits may not be obtained nor shall any site work be performed prior to Site Plan approval. Development Standards (A) Open Space and Common Areas Open Space includes common areas, parks, trails, natural areas and/or farmland that provide and preserve recreational, agricultural, or other similar uses in the PC Zone as approved by the Planning Commission. Common areas include landscaped areas (including landscaping around schools and other civic buildings), athletic fields, parks, natural open spaces and trail corridors, gathering places such as plazas, commons, exterior courtyards, public recreational facilities, landscaped medians or park strips that exceed standards, but do not include landscaped areas contained within the Spanish Valley public street cross sections. The applicable CSP Standards and Project Specific Standards shall govern the use and character of the Open Spaces, including common areas. Each PC Zone shall contain a minimum of 25 percent of the gross acreage in Open Spaces. These areas shall be designated in the applicable Project Plan and separately identified on any applicable final Subdivision Plat or Site Plan. Open Space recorded as a lot or lots in subdivisions or as common area in condominium plats and shall be maintained with open space or conservation easements or such other arrangement as is approved by the Planning Commission in connection with Project Plan or subdivision or condominium approval. (B) Yard Requirements Yard requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following minimum requirements shall apply in the PC Zone: 1. Minimum yard areas shall be measured from the front, side and rear lines of lots, condominium private ownership yard areas (where building footprint is not recorded) or from accesses, driveways, or streets (where no property lines or private ownership yard areas exist). 2. Buildings may not be located within a public right of way or utility easement. (C) Fencing, screening, maintaining clear vision along roadways Fencing, screening and clear vision requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following requirements shall apply in the PC Zone: 1. All mechanical equipment, antennas, loading and utility areas, and trash receptacles shall be screened from street view with architectural features or walls consistent with materials used in the associated buildings as more specifically set forth in the applicable Project Specific Standards. 2. Fences and landscape materials, except for mature trees which are pruned at least 7 feet above the ground, shall not exceed 4 feet in height within a 30-foot triangular area formed by the edge of a driveway and the street right-of-way line or within a 30-foot triangular area formed by the right-of-way lines of intersecting streets. (D) Architectural standards Architectural requirements shall be determined and governed by the Project Specific Standards established pursuant to the requirements of this Chapter. The following architectural standards and requirements shall apply in the PC Zone. 1. Architectural design of buildings and building materials shall be established in the Project Specific Standards. 2. All building materials shall be high quality, durable, and low maintenance. 3. The applicable Project Specific Standards shall address exterior relief of buildings, design of all sides of buildings, and architectural compatibility of buildings. 4. Maximum building heights shall be three stories or 35 feet. (E) Landscaping requirements Landscaping requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following landscaping requirements shall apply in the PC Zone. 1. Water-wise landscaping as detailed in the proposed Spanish Valley Water Efficient Landscape ordinance will be required to ensure that the limited water resources available in the region are used wisely and conserved. Specific water-wise landscaping standards which apply to the Spanish Valley Area Plan shall be required. 2. The applicable Project Specific Standards shall address the landscaping and proper maintenance of required front, side, and rear yards of lots and private ownership areas in the PC Zone. 3. All areas of lots and parcels in the PC Zone not designated for open space, parking, buildings, or other hard surfacing shall be landscaped and properly maintained. 4. Designated open space shall remain in a natural condition, cultivated or landscaped, as applicable, and properly maintained in accordance with the proposed Spanish Valley Water Efficient Landscape ordinance. The PC Zone shall be landscaped and properly irrigated and maintained by the applicable property owners in the PC Zone unless otherwise approved by San Juan County. All park strip areas shall be installed by the developer and properly maintained by the applicable property owners in the PC Zone. A plan for funding of on-going maintenance of street landscaping by the property owners shall be presented for approval by Staff at the time of Site Plan approval. (F) Lighting Lighting requirements shall be determined and governed by the proposed Spanish Valley Outdoor Lighting and Sign Illumination Requirements. (G) Other Requirements The following requirements shall apply in the PC Zone. 1. All development areas shall be graded according to San Juan County Code requirements to provide adequate drainage. Buildings shall be equipped with facilities for the discharge of all roof drainage onto the subject lot or parcel. 2. Incorporation of Low Impact Design (LID) storm water practices shall be required wherever possible. 3. The applicable owners shall properly maintain all private areas of individual lots or parcels. 4. The specific requirements of this Chapter may be modified as the County Commission deems appropriate pursuant to the terms of the applicable development agreement. 5. All common area improvements including buildings, open space, recreational facilities, roads, fences, utilities, landscaping, walkways, street lights, and signs not specifically dedicated to or accepted for ownership or maintenance by San Juan County shall be perpetually maintained by the applicable owners or their agents through a special taxing district, homeowners association with power to assess and collect fees for maintenance, or other assessment and maintenance mechanisms acceptable to the County Commission. 6. Improvements for which San Juan County agrees to accept maintenance responsibility shall be reviewed by the applicable service provider for compliance with adopted standards prior to approval. Development Agreement In conjunction with the approval of a PC Zone Plan, Community Structure Plan, and Project Plan, the developer and/or landowner and San Juan County Commission shall enter into one or more Development Agreement(s) reflecting all conditions of approval and terms of the applicable CSP and such other matters as the County Commission and developer/landowner may agree. The County Commission chair shall sign all Development Agreements and shall only approve the Development Agreement associated with the applicable CSP. Without regard to future amendments, additions or changes to this Ordinance, the County Commission may agree, in such Development Agreements, that the developer/landowner may advance development applications for projects within the applicable CSP pursuant to the planning and approval processes set forth in this chapter, or such other process as is specifically agreed upon pursuant to a Development Agreement approved by the County Commission. Such Development Agreement(s) may further identify a process for approving amendments to an approved PC Zone Plan, CSP, Project Plan, Subdivision Plat or Site Plan, which shall be approved by the County Commission to the extent such a process differs from San Juan County Zoning Code.