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(9q9 <br />conditional zoning process. By using the legislative conditional zoning process, the boards <br />have complete authority to engage in the specifics of the design (including appearance issues), <br />and perhaps more importantly; have more leeway to reject a proposal. The advantage of the <br />conditional zoning approach is that it is a negotiated process that involves the applicant, staff; <br />the community and the boards. By comparison, the current process as a technical review does <br />not allow for the same flexibility in negotiating design standards. <br />Staff also suggests that if the boards desire to shift away from the cluster option towards <br />conditional zoning, an additional step should be considered. To aid the development <br />community in understanding what is desired, staff' will also develop a policy guide for <br />residential design standards. This document would promote different residential design <br />concepts and would be used as a guide for residential developers wishing to do projects <br />beyond a traditional subdivision. In practice, when a developer submitted a conditional <br />zoning residential project, the residential design manual would be the key point of reference <br />and would supplement the technical/regulatory standards of the UDO. <br />The Joint Planning Commission considered this issue and unanimously recommended that the <br />boards consider an amendment to delete Section 6.4 Cluster Subdivisions in its entirety. A <br />draft of the proposed UDO language is attached. Unlike the first amendment, this amendment <br />is more likely to affect only the two municipalities. <br />e Lee County Planning Board agreed with the Joint Planning Commission's <br />recommendation and recommended unanimously that the Board of Commissioner's consider <br />an amendment to delete Section 6.4 Cluster Subdivisions in its entirety. <br />C] <br />