Agenda - Planning Commission - 07/11/2007

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for the approval of planned unit develop- ments as subdivisions. Coordination with approval under the subdivision is required if planned unit developments are appro>ved under the zoning ordinance. THE ZONING PROCESS The preapplication conference. Many com- munities begin the planned unit develop- ment,review process with a preapplication conference. It can be mandatory or optional. This is desirable and standard practice in any land-use procedure. It can be especially helpful in planned unit development review when a major project is contemplated that requires complex planning and design deci- sions. Planned unit development ordinances contain a variety of preapplication confer- ence requirements. Some simply require a conference with planning staff, and some are more elaborate and require comments by planning staff that the applicant must take into account. An informal meeting with the legislative body may also be required and can be helpful, especially for a master planned community. The concept or sketch plan. Many planned unit development ordinances author- ize or require the submission of a concept, sketch, or outline plan to begin the applica- tion review process. This kind of plan is some- times called a "bubble" plan because it iden- tifies uses and densities in circles, or "bubbles," on the plan map without addi- tional detail. The purpose of requiring a con- cept plan is to give the legislative body an ~~:('i):j;J'1:=:J1TI:iIlI.IIIII , The apprQ\<2It of l'J:umemus. planned Imi: ~ev~l~ I Glpmemts ar.Jd master plaJ;Jr..red commUnities JJ'J a I cGlmml!lDity can create SeEGlItlS reco,n:lkeepll'lg I lili:0blems that cal'l make tJ:Je monito.eing of planned unit developments and el'lforcement of the pIar-mea unit development ordinance diffi- cuI!. A planned unit developmel'lt can produce a large number of documents, depending on bow it is appr.oved. These can iru::lude; . Approved concept al'la development plal'lS ... A design: handbook or j!llan in addition to tb:e mRal development plan . Building permits arid certificates of com- pliance wifJ:J the final development plan . EnforcemeJJ.t actions, if any . Restlbdivision5, resales amd leases of all or part of the pmject . Dedications of lamd, easements, or other documents o:eated to preserve and man- age common open space and natural resource areas. This cal'l include docu- ments associated with a transfer of devel. opmel'lt rights program, if there is one. .. Exactions or impact fees for public facilities -r Agreements cOl'lcemingthe provision of public services, sach as water supply and sewerage, highways and highway access, and other public facilities + The ,ez.oRing o,dimamce .. Conditions attached to the rezoning ordinance + A development agreement . Private restrictions and covenants that apply to the planned unit development .. Documents associated willi approval under the subdivision ordinance ~ Documents concerning the creation of special development or other district to provide public services and facilities opportunity to approve the critical elements of a planned unit development that require leg- islative approval. It usually is not possible to vest a right to develop at the concept plan stage, however, because the plan does not contain enough detail to allow vesting. A con- cept plan will be processed like a normal zon- ing amendment, with reference to the plan- ning commission for comment if this is the procedure that, is established locally. The con- cept plan is especially useful for large master planned communities that will be built in phases over a substantial period oftime. Approval and effect of concept plan. . Provision must also be made for the approval and effect ofthe concept plan: (1) The planning commission shall forward a recommendation to the [legislative body] that the concept plan be approved as submitted, ,approved with modifications, referred for fur- ther consideration, or disapproved. Upon receipt of the recommendation of the plan- ning commission, the ~egislative body] shall determine whether or not to [adopt a pro- posed zoning change to establish the pro- posed planned unit development district and] approve the concept plan. (2) Approval ofthe rezoning and related ,concept plan shall establish the basic uses, densities, and intensities for the planned unit development in conformity with the plan as approved, which shall be recorded by the zoning administrator as an integral component of the planned unit develop- ment district regulations, but the concept plan shall be conditioned upon approval of a final development plan, and shall not make permissible any ofthe uses, densi- ZONINGPRft..CTlCE 6.07 AMERICAN PLANNING ASSOCIATION I page 3 119