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A Plan of Development (POD) is a site plan which describes how a parcel of land is proposed to be improved. It includes outlines of all structures and site improvements, including but not limited to:- Property lines- Setbacks- Driveways- Landscaping- Existing structures- Proposed structures- Utility connectionsTypically, a POD does not involve any entitlements – that is, there is no requirement to obtain additional approvals for the type of development proposed (i.e., zoning, variance, etc.). The POD review focuses on reviewing the entire project layout for basic design and compatibility and to ensure that a project meets applicable regulations and policies.
Often the term plan of development and site plan are used interchangeably. However, in the case of a POD, the site plan must convey the conditions that will ultimately exist at build-out, whereas the site plan submitted for building or construction permits may only consider existing structures and those contemplated by the particular permit.
A POD is required for all non-residential zoning districts, 2-family and multi-family developments, and all sites with a Unit Plan of Development (UPD), and Planned Area Development (PAD).
Yes. For any existing 2-family, multi-family, or commercial developments, an as-built POD (subject to certain conditions and to a zoning clearance review and fee) will be allowed for any development existing prior to September 22, 2008. Industrial developments have a similar allowance, but are subject to the existing effective date of October 15, 1984. An as-built POD is processed via a land use application, with the average process time of 2 to 3 weeks. For proposals on existing 2-family, multi-family, or commercial developments involving internal tenant improvements, additional wall signs, and other non-layout changes or minor permits, only building permits will be required.
Effective September 22, 2008, PODs are processed administratively by staff. Because this office has no control over the quality of submittals, nor the number of resubmittals required, or the time it takes an applicant to make such resubmittal(s), the average processing timeframe is 90 days. Additionally, a number of reasons could require the POD to be forwarded to the Planning and Zoning Commission and Board of Supervisors for review or appeal by either staff or the applicant, which may increase the time.
Yes. A POD may be processed through the Planning and Zoning Commission and Board of Supervisors concurrent with a Zone Change request (under the Zone Change application) or it may be processed administratively (under a separate POD application). All Zone Change requests that require a POD will be charged as a Zone Change with Overlay and a separate POD request will be charged accordingly. Therefore, if a Zone Change and POD are processed under 1 application at the same time, there is a financial savings.
Amendments to existing PODs may be processed administratively via a Major or Minor Amendment process if they do not change or alter the Board of Supervisors’ approved development standard or stipulation of approval. The main difference between a major and minor proposal is in scope of work proposed and required fees.
Yes. POD approvals are valid for 2 years, with a possible extension of 1 additional year. The POD approval will essentially “vest” with issuance of a building or construction permit.
No, however it is recommended. Pre-Application meetings are attended by representatives from Planning, Drainage review, Zoning review, Transportation, Environmental Services, and Flood Control. If the POD is submitted in conjunction with a request for a Zone Change, a pre-application meeting is required.