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Urban Design Applications
The Urban Design Section processes Comprehensive and Specific Design Plans and Conceptual and Detailed Site Plans. It also processes applications for Alternative Compliance with the Landscape Manual. Comprehensive and Specific Design Plans are part of a three-phase review process for Comprehensive Design Zones. Conceptual and Detailed Site Plans are generally required for certain types of uses, such as multifamily housing, day care, and employment parks in the I-3 Zone. Site plan review may also be triggered by conditions of a prior subdivision or zoning case. Alternative Compliance is a technique allowing applicants to propose alternative methods of compliance with the landscaping buffering and screening requirements of the Landscape Manual.
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Alternative Compliance (ACL)
In cases where circumstances such as topography or other site conditions, space limitation, change of use, or safety considerations prevent strict compliance with the Landscape Manual, Alternative Compliance (ACL) is the procedure to allow other design options that are equally effective as normal compliance with the requirements. An Alternative Compliance request must be accompanied by another development proposal application (companion case), such as a permit, Detailed Site Plan, Special Exception, etc.
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Comprehensive Design Plan (CDP)
Comprehensive Design Plans (CDP) are the second phase of a three-phase review process when a development proposal is in a comprehensive design zone (CDZ). CDPs establish the general location, distribution, and size of proposed structures and roadways and describe various development standards and guidelines governing the property. CDPs also describe proposed public benefit features to justify the development density and intensity and ensure the development will not be an unreasonable burden on public facilities. A Homeowner's Minor Amendment to a CDP is required for making home improvements that are not in conformance with the approved CDP.
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Conceptual Site Plan (CSP)
Conceptual Site Plans (CSP) show basic relationships among the proposed uses and illustrate approximate locations of structures, parking areas, site access, open space, and other major site features. They may be somewhat detailed or more schematic and depict proposed uses as bubbles connected with arrows or other graphic symbols. CSPs are required in certain zones and must be approved before a Preliminary Plan of Subdivision in accordance with Section 27-270 Order of Approvals of the Zoning Ordinance.
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Departures (MND/MJD)
Departures allow for changes from the Development Standards to allow a development that is consistent with its context. Major Departures are decided by the Planning Board, while Minor Departures are decided by the Planning Director. Major Departures may be requested for the standards identified in Table 27-3614(b)(2), while Minor Departures may be requested for the standards identified in Table 27-3614(b)(1). A Variance may not be requested for a deviation for which a Major or Minor Departure may be requested in accordance with this subsection. Major Departures may not be granted to make changes to approved Planned Development Basic Plans, but Minor Departures may be granted to make minor changes to approved Planned Development Basic Plans.
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Detailed Site Plan (DET)
Detailed Site Plans (DET) show the exact location and design of all buildings and structures, streets, parking lots, open spaces, landscaping, grading, and other on-site physical features. DSPs contain the same level of site information that is necessary to obtain a permit and are required by either the zone, proposed use, or a condition of a previous approval for the property. They must conform to the design and approval conditions of a preceding Preliminary Plan of Subdivision.
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Specific Design Plan (SDP)
Specific Design Plans (SDP) are the last phase of a three-phase review process when a development proposal is in a comprehensive design zone (CDZ). SDPs include detailed site and landscape plans, tree conservation plans, recreational facility plans, and building elevations. A determination must also be made that the development will be adequately served by public facilities. They must conform to the design and approval conditions of any preceding Comprehensive Design Plan and/or Preliminary Plan of Subdivision. A Homeowner's Minor Amendment to an SDP is required for making home improvements that require permits.
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