8-12-8: IMPLEMENTATION PLAN APPLICATION:

   A.   Purpose: To develop a plan that specifies future implementation strategies of a planned community; to create a plan that includes mitigation measures, phasing, actions, programs, budgets, ordinance(s), and timing of infrastructure improvements; and to demonstrate how the development of the planned community will comply with the planned community subarea comprehensive plan.

   B.   Process: All requests for the creation of a planned community implementation plan shall comply with the following:

      1.   Time Of Submission: A planned community implementation plan must be submitted to the Director no later than four (4) years after the date of approval of the planned community subarea comprehensive plan. Notwithstanding any other provisions of this Code to the contrary, no time extensions shall be allowed.

      2.   Public Services Scoping Session(s): Prior to planned community implementation plan application submission, a scoping work session shall be required by the Director and consist of Ada County Development Services and may include affected public service providers and regulatory agencies, including, but not limited to, Idaho Department of Environmental Quality, Idaho Department of Water Resources, Central District Health Department, the Army Corps of Engineers, and military officials if the planned community is within the AMI.

      3.   Transportation Scoping Session(s): Prior to planned community implementation plan application submission, a scoping work session shall be required by the Director and consist of Ada County Development Services and may include affected transportation agencies, including, but not limited to, Ada County Highway District, Idaho Transportation Department, Community Planning Association of Southwest Idaho (COMPASS), and Valley Regional Transit (VRT).

      4.   Public Involvement Sessions:

         a.   Purpose: The purpose of the public involvement sessions is to provide interested members of the public the opportunity to be involved in review of the proposed community design prior to concept finalization.

         b.   Process: Prior to application submission a minimum of two (2) public involvement sessions shall be held. At a minimum the Director or their designee; and cities, registered neighborhood associations, and all property owners within one mile of the proposed subarea boundaries shall be invited to each meeting via mailed notices. Property owners within one mile may be notified by alternate means in compliance with subsection 8-6-8B4 of this Title. In addition, the applicant/owner shall publish a notice of the time and place of the sessions in the official newspaper of general circulation in the County.

            (1)   Review Design/Input: The public involvement sessions shall provide interested parties the opportunity to review the proposed community design and provide input.

            (2)   Location: The meeting shall be held at one of the following locations:

               (A)   On the subject property;

               (B)   At a nearby available public meeting place including, but not limited to, fire station, library, or community center; or

               (C)   At an office space with suitable meeting facilities.

            (3)   Verification: The application materials shall include a written verification that the public involvement sessions took place.

      5.   Additional Applications: A zoning ordinance text amendment application and a zoning ordinance map amendment application creating the planned community district shall be submitted concurrently with the planned community implementation plan application and development agreement, as outlined in Sections 8-6-17, 8-6-33, and 8-6-34. A preliminary plat application may be submitted concurrently with the planned community implementation plan application.

      6.   Transmittals: In addition to transmittal requirements identified in Section 8-6-8 of this Title, a complete copy of the application shall be provided by Ada County to the identified providers of urban public services for the proposed planned community. Ada County shall ask those providers to comment on whether the information for their agency is consistent with the information provided by the agency and that the service levels provided in this code can be achieved.

   C.   Planned Community Implementation Plan Application Requirements: A planned community implementation plan application shall cover the entire boundary of the approved planned community and shall consist of the following material:

      1.   Financing Plan: Plans to ensure construction of urban public facilities, and long-term operation and maintenance of urban public services. The financing plan, at a minimum, shall include the following for each phase of the planned community through build-out as follows:

         a.   A brief narrative description, including:

            (1)   Type of facility or facilities planned, including identification of any affected public service provider;

            (2)   Description of phasing, including facilities upgrades and expansion of capacity, including anticipated timing of these steps, if applicable;

            (3)   Description of the entities responsible for ongoing operation and maintenance of each identified facility, and the planned revenue sources anticipated to support facility operation in perpetuity.

         b.   A plan of construction costs and planned financing for each urban public facility by phase using the below provided example pro forma, including:

            (1)   Total construction costs and share of costs borne by the owner and partners;

            (2)   Funding sources by category, including fees, contribution(s) of owner and partners, and borrowing;

            (3)   Annual cash uses, including facility construction and/or expansion, additional land acquisition, debt retirement, and interest; and

            (4)   Total required funding.

Pro forma example:

         c.   A plan of operation and maintenance financing for each urban public service using the example pro forma provided below, including:

            (1)   Annual operation and maintenance costs;

            (2)   Capital renewal and replacement costs (capital reserve account);

            (3)   Estimated annual revenue, identified by sources;

            (4)   Estimated annual private funding required, if any, to ensure continuation of urban public services; and

            (5)   Private funding sources, contribution(s) of owner and partners, and borrowing.

Pro forma example:

      2.   Phasing Plan: The phasing plan shall be developed in consideration of the financing plan and shall include at a minimum:

         a.   A map of anticipated phase line boundaries for the entire planned community;

         b.   A map of each anticipated phase including:

            (1)   Land use designations, including residential, mixed use, commercial, public/quasi-public, natural open space and developed open space;

            (2)   Densities and nonresidential intensities;

            (3)   Anticipated internal street network, including arterials and collectors; and

            (4)   Regional anticipated internal trail system, including trails and trailheads.

         c.   A written assessment of the sequence of development including:

            (1)   Anticipated commencement and completion times of each phase;

            (2)   Distribution of land use designations;

            (3)   Total area of each phase and anticipated population;

            (4)   Implementation of urban public services by phase, including a transition plan if required;

            (5)   Description on how each final plat is a self-supporting unit as defined by this Title; and

            (6)   How nonresidential uses and recreational opportunities will be phased to keep pace with housing.

      3.   Wildlife And Habitat Management Plan: The wildlife and habitat management plan shall utilize the natural resources and habitat inventory of the adopted planned community comprehensive subarea plan to add impact assessment and mitigation components and update it with the following information:

         a.   A narrative of potential direct, indirect, and cumulative impacts to natural resources, wildlife, and wildlife habitat within the project area, including potential secondary impacts to all land within one mile of the exterior boundary of the planned community;

         b.   Method (information and/or calculations) used to evaluate impacts (e.g., buffers, mapping analysis, etc.);

         c.   Mitigation goals and measurable objectives with reference to the impact(s) those goals are intended to mitigate;

         d.   A description of natural open space management;

         e.   A description of mitigation activities and implementation measures including actions and methods to meet goals, time line and estimated cost by development phase, management and monitoring plans, financing and funding sources, and alternative/adaptive management strategies; and

         f.   A description of federal and state permitting requirements.

      4.   Community Design: The community design plan shall include a design theme for each phase. A written assessment and illustrations shall be provided, including, but not limited to, conceptual context sensitive cross sections for the internal street network and any associated pedestrian improvements.

      5.   Urban Public Services Plan: A plan showing how the development will meet each of the urban public service levels required in this code by phase, including a transition plan if required.

      6.   Transportation: The previously approved traffic impact study shall be updated with a phasing analysis. This phasing analysis shall include the amount and type of proposed land uses within each phase and the anticipated mitigation measures necessary with each phase. The developer shall submit a comprehensive transportation demand management plan prepared in coordination with ITD, ACHD and VRT.

      7.   Transition Plan: The Board may consider a transition plan that provides for a transition period from rural to urban service levels on a case-by-case basis. In those instances where the development proposes to meet urban public service level standards by providing programmed urban public facilities and/or programmed urban public services, a specific provision in the development agreement must be included, allowing no more than one year after approval of the implementation plan in which to have the specific facilities or services included in a district's capital improvements or service provision program. This transition plan may include advance payment of taxes for programmed urban public services and/or proportionate share payments for programmed urban public facilities.

   D.   Findings: In order to approve an implementation plan, the Board must make all of the following findings:

      1.   The implementation plan complies with the applicable comprehensive plan;

      2.   The implementation plan demonstrates that urban public services will be provided to the planned community;

      3.   The implementation plan demonstrates that the phasing of the planned community will maintain the integrity of the planned community at the end of each phase;

      4.   The implementation plan financing plan demonstrates financial feasibility through planned community build-out;

      5.   The implementation plan demonstrates that the long-term operations and maintenance associated with urban public services will be adequately funded;

      6.   The implementation plan adequately mitigates for any identified impacts to natural resources and wildlife;

      7.   The implementation plan demonstrates that the planned community effectively implements the required standards as found in Section 8-12-5 of this Chapter; and

      8.   The implementation plan provides for design themes consistent with the community design goals of the planned community subarea comprehensive plan.

(Ord. 1002, 10-28-2025)