Agenda - Planning Commission - 07/11/2007

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ties or intensities as proposed until a final development plan is submittE!d and approved for all or a portion of the. area cov- ered by the concept plan. (Adapted from Madison, Wisconsin) This provision includes two alternatives. If the bracketed language is included, the rezoning and concept plan are approved at the same time. If the bracketed language is omitted, there will have been a prior adoption of a rezoning for a planned unit development district and only the approval ofthe concept plan will be necessary at this stage. This provi- sion also makes it clear that the concept plan adoption establishes the basic uses, densi- ties,and intensities, but that a final develop- ment plan must be approved before the devel- opment can go forward. Preliminary development plan. The development plan is a detailed plan of devel- opment equivalent to a site plan and m'ust have enough detail to serve as the regulations that apply to the planned unit development. In some jurisdictions this is known as a regu- lating plan. If the planned unit development district is an overlay district, the text and map ofthe development plan must be carefully cor- related with the provisions ofthe underlying district. The development plan must also be detailed enough to provide what is 1m own as an "entitlement," which is a vesting ofthe .uses, densities, and other elements of the project that are included in the plan. Vesting can be handled through a development agree- ment or a vesting statute or ordinance, and is discussed below. The preliminary development plan is preliminary only in that it is the first step in the approval of a plan for the planned unit development. If a concept plan has been approved, the planning commission usually has the responsibility of approving the pre- liminary development plan. If not, the leg- islative body approves the preliminary development plan and may approve it at the same time it approves the rezoning for the planned unit development. The second step is the approval of the final development plan, which the planning commission approves if it conforms substantially to the approved preliminary development plan. )his is a two-step procedure that is bor- rowed from the subdivision ordinance. If the planned unit development, like a master planned community, is to be developed in phases, it may be necessary to adopt a 120 development plan for each phase of the development that implements the project development plan in more detaiL Integration with the subdivision ordi- nance is another critical issue in the review of the preliminary plan. Subdivision approval requires detailed platting and engineering for streets and other public facilities that may not be possible or desir- able at the development plan stage, espe- cially when the development will be built in phases. For this reason, most ordinances do not require planned unit development plans to have this information, and coordination with subdivision approval is necessary_ For all these reasons, the preliminary development plan is a critical document. It must include, in detail, information on all of requirement that adequate public facilities be available. These may be handled by separate ordinances or may be specified in the planned unit development ordinance. In either case, the preliminary development plan should con- tain information about these programs if they apply. Master development plan followed by site plan. The preliminary development plan, once approved, is followed by a final develop- ment plan that is approved if it is in substan- tial compliance with the preliminary develop- ment plan. For large developments, such as master planned communities that will be developed in phases, It is necessary to pro- vide for a master development plan followed by more detailed site plans for each stage. This technique substitutes the master devel- the requirements in the planned unit develop- ment ordinance. It must also include informa- tion on requirements included in other ordi- nances, such as a landscaping ordinance, if this ordinance is the basis for landscaping in planned unit developments. Once approved, it becomes the regulatory plan for the devel- opment. The ordinance may include other requirements, such as an affordable housing jobs/housing balance, .for which information should be included in the preliminary devel- opment plan. There may also be other pro- grams that apply to planned unit develop- ments, such as a transfer of development rights program for natural resource areas, or a opment plan for a concept pian, and splits project details.between the master develop- ment plan and site plans. They take the place of a final development plan for the entire proj- ect, and are approved if they are in substan- tial compliance with the master development plan. The specific plan. Arizona and California authorize by statute the adoption of a "spe- cific plan" that many communities use as a substitute for a project development plan. In California, the specific plan and other zoning actions for planned unit developments must also go through the environmental review pro- cedures required by the California Environ- mental Quality Act. ZONiNGPRACT1CE 6.07 AMERICAN PLANNING ASSOCIATION I page 4