The Mountain Springs Community Plan constitutes one in a series of steps required to secure County entitlement approval within the Community Plan boundaries. While consistent with and adopted as a part of the Tuolumne County General Plan, this adopted Community Plan becomes the basis for reviewing subsequent zoning, tract maps and other site specific entitlement requests. This section outlines implementation measures and policy mechanisms required to ensure the coordinated development of the Mountain Springs Community.
As the Community Plan itself is not an implementation mechanism, development implementation will occur in two ways: 1) By processing projects to insure conformity with the goals, policies, implementation programs and applicable guidelines; and 2) By providing the basic public facilities required to support development authorized by the Community Plan. Processing of development requests will occur through a sequence of entitlement steps following the adoption of the Community Plan. The sequence of entitlement is further identified below.
Concurrent with adoption of this Community Plan, rezoning of the Community Plan is required. The Zoning Districts shall be consistent with the underlying Community Plan and County General Plan Land Use Designations as set forth in the Community Plan.
A Development Agreement will be utilized for Community Plan Implementation. The Development Agreement, pursuant to California Government Code Section 65864 et seq., will set forth needed infrastructure improvements, the timing and method for financing and installing improvements and other specific performance obligations. The Development Agreement will also focus on the development of single family residential lots smaller than 7,500 square feet, lodging and recreational facilities, reduced street right-of-way requirements in specific areas and other modifications necessary for Community Plan Implementation. A separate agreement must be completed between the project proponents and the Tuolumne Utility District (TUD).
A Community Design Framework Manual (CDFM) is an effective tool for project implementation and can include development guidelines and standards, subject to County approval and requirements of applicable California Government Codes. A CDFM can embody the Landscape Master Plan, Plan Area Signage program, Lighting, Fencing and Wall Master Plan and Design Guidelines and, if warranted, specific architectural design guidelines. Approval of the CDFM, if utilized, is required prior to recordation of final maps. The CDFM would address Community wide-design concerns such as project neighborhood character, streetscape design, parks and recreation design, signage, walls and fences, landscaping and lighting. If utilized a CDFM may be prepared by phase.
