§ 403.040. Planned Developments., Chapter 403. Development Review Procedures, Unified Development Code, Code of Ordinances, Blue Springs

Overview/Applicability. The planned development process is a way to facilitate coordinated master planned development that meets or exceeds the intent of this Development Code and the goals of the Comprehensive Plan through an integrated plan, process and flexible standards. A planned development application is a specific type of Zoning Map amendment, and must meet all of the procedures and requirements of that process, but it also accommodates specific master development plans. The planned development process involves at least two (2) steps - the concept plan where the general design, arrangement and parameters of subsequent development are proposed, and the final plan, where specific development projects are reviewed. In many cases land will need to be subdivided in order to carry out a development plan. The subdivision process is a separate process and may run concurrently with or following the planned development process. In addition to the general requirements in Table 403.010-1 and Section 403.010 the following requirements are specific to planned development applications.

Concept Plan. A concept plan is a generalized development plan for the entire area proposed to be included within a planned development. The purpose of a concept plan is to allow preliminary review of a proposed planned development before substantial technical work has been undertaken. A concept plan shall generally include:

Community Character Plan. A plan outlining the general location, design characteristics, and functions of all proposed streets, stormwater management, open spaces, civic spaces, and circulation networks — whether public, common or private — that will create the public realm for the plan.

Land Use And Development Plan. A plan indicating the specific land uses and their density/intensity, block and lot patterns, building types and scale, materials and design characteristics, and other building and site design elements. This plan shall have a particular emphasis on how these elements relate to the community character plan and where transitions between these elements occur at a parcel or block scale both within the development and in coordination with abutting property. The land use and development plan shall specifically identify where development standards may differ from those otherwise applicable through the base zoning districts and general development requirements of this Development Code.

Existing Conditions. Analysis identifying the general layout of any existing structures, streets or infrastructure and the location of natural features such as watercourses, steep grades, significant stands of trees, specimen trees or other features available on the most refined scale of the Natural Resources Inventory identified in Appendix A3 of the Comprehensive Plan.

Phasing Or Implementation. A strategy indicating the estimated timing of development and any other administrative details of implementing the plan through future final plans.

Illustrative Plan. The concept plan may include an illustrative plan that includes renderings, elevations or plans of buildings, streetscapes, and public spaces or other urban design and architectural details demonstrating how the plan will be executed according to the applicable development standards.

Concept Plan Review Criteria. A concept plan shall be reviewed according to the following criteria:

The plan represents an improvement over what could have been accomplished through strict application of otherwise applicable base zoning district standards, based on the goals of the Comprehensive Plan, and based upon generally accepted planning and design practice.

The benefits from any flexibility in the standards proposed in the plan promote the general public health, safety and welfare of the community, and in particular the areas immediately near or within the proposed project, and are not strictly to benefit the applicant.

The benefits from any flexibility in the standards proposed in the plan meet or exceed the intent statements of the base zoning district(s) and any standards proposed to be modified when applied to the specific project or site.

The plan reflects generally accepted and sound planning and urban design principles with respect to applying the Comprehensive Plan and any specific plans to the area.

The plan meets all of the review criteria for a Zoning Map amendment.

Effect Of Concept Plan Approval. Approval of a concept plan shall constitute acceptance of the overall planning concepts and development parameters. In reviewing and approving a concept plan, the Planning Commission may recommend or the City Council may require conditions that must be met before an applicant submits a final plan. An approved concept plan shall lapse and be of no further force and effect if a final plan (or a final plan for a designated phase of the concept plan) has not been approved within two (2) years of the date of approval of the concept plan.

Designation On Official Zoning Map. Sites governed by an approved Concept Plan shall be designated on the Official Zoning Map with the letters of the base zoning district plus "PD" (Planned Development). For example, where a portion of the development plan uses the MF-14 and the NB base zoning districts for the Concept Plan, the future zoning of each area shall be MF-14-PD and NB-PD respectively.

[Ord. No. 4585 § 2, 2-16-2016]

Final Plan. A final plan is a detailed plan for implementing the concept plan including technical information on building, site, open/civic space, and infrastructure development. A final plan may include the entire area covered in the concept plan or it may include one (1) or more phases of the approved concept plan. The plan shall include all necessary information to demonstrate that all applicable standards, requirements, and conditions of the concept plan have been met.

Final Plan Review Criteria. A final plan shall be reviewed according to the following criteria:

The final plan is in substantial compliance with the approved concept plan.

Minor deviations may only be approved if they meet or exceed the approved concept plan.

Minor deviations shall be:

(1)

An increase in the proposed building footprints of less than five percent (5%).

(2)

An increase in the intensity of the project - less than ten percent (10%) of floor area for non-residential projects and less than five percent (5%) density for residential projects.

(3)

An increase in impervious surfaces such that stormwater detention and stormwater quality as defined by KCAPWA 5600 are not required.

Editor's Note: "KCAPWA" refers to the Kansas City Metro Chapter of the American Public Works Association.

(4)

An increase in building heights of less than five (5) feet.

(5)

A rearrangement of buildings that does not impact any setback standard, or decreases setbacks by less than five percent (5%).

(6)

A decrease in landscape areas by less than ten percent (10%), provided there is no impact on the performance of stormwater or screening functions from the approved concept plan.

(7)

A decrease in any civic open space or frontage areas by less than five percent (5%), or any similar adjustments to the general location of streets, common areas or other components of the community character plan, provided there is no impact on the performance, screening or urban design functions of the approved concept plan.

(8)

Adjustments to building elevations that do not change the character or relationships of buildings to the public realm and adjacent property.

(9)

Adjustments in proposed building types or uses that do not significantly change the character of the project; a change of ten percent (10%) or more of any building type (by quantity) or any specific use category (by land area or building square footage) will be assumed significant, unless the context of the project and concept plan clearly demonstrate otherwise.

(10)

Changes in ownership patterns, stages of construction or phasing that have no impact on the timing and function of public facilities and that do not alter the delivery of private, common, or public amenities in the concept plan.

Any modification that, in the sole discretion of the Director of Community Development, negatively affects or impacts use, investments, or design of public facilities beyond the particular project and site may not be considered a minor change. Any change that violates a condition of approval in the concept plan, or alters the findings of any technical study that supports the approved concept plan, may not be considered a minor change.

Effect Of Final Plan Approval — Lapse Of Approval. Approval of a final plan authorizes the development of the property in accordance with the approved final plan. The authorization to develop in accordance with an approved final plan shall lapse and be of no further effect if all development shown on the final plan is not complete within the time frame established by the City Council at the time of final plan approval. Once approval lapses, the regulations of the base zoning district shall control.