About Master PlansMaster plans graphically depict the schematic layout and other additional information (such as type of use, density, maximum square footages, etc.) for proposed future development on a specific parcel. While most rezoning and special use permit applications include some form of master plan, the zoning ordinance requires a master plan for all proposals for rezoning property to Residential Planned Community (R-4), Planned Unit Development (PUD), or Mixed Use (MU), or to apply the residential cluster overlay.
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Prior to the Planning Commission meeting, staff will review your application by making a site inspection and verifying the information on your application for compliance with County codes and ordinances. Staff will consider the impact of the proposed development on surrounding land uses and public welfare. Staff will also consider the master plan’s compatibility with the County's Comprehensive Plan.
Additional County and state agencies will review and comment on your proposal. Based on these comments, some changes may need to be made on the development proposal. When all comments are received and addressed by the applicant, staff will incorporate them into a report for the Planning Commission. You will receive a copy of the staff report in advance of the Planning Commission meeting.
Additionally, a sign will be placed on the property indicating that an application has been filed. An advertisement for a public hearing will be run in a local newspaper both 2 weeks and 1 week before the Planning Commission public hearing. Also, written notice will be sent to all adjacent property owners at least 1 week prior to the Planning Commission public hearing.
Planning Commission Review
At the Planning Commission meeting, staff will present your request to the Commission and give their recommendation. After staff's presentation, you or your representative will have an opportunity to speak for 15 minutes. Then the Planning Commission will hold a public hearing where any citizen can speak about the application. Representatives of groups may speak for 15 minutes and individuals may speak for 5 minutes.
After the public hearing is closed, the Commission will discuss the application and make their determination. The Planning Commission will recommend approval, denial, or defer your request, and identify issues you should address before going to the Board of Supervisors. After the Planning Commission meeting, Planning staff will notify you in writing of the Planning Commission's decision.
Board of Supervisors Review
Finally, your request will then be scheduled for a Board of Supervisors meeting. The staff report may be changed to address any questions raised by the Planning Commission. The Board of Supervisors will hold a meeting very similar to the Planning Commission meeting. After the public hearing closes, the Board will discuss the application and vote to approve, deny, or defer your request. If your application is approved, staff will notify you in writing of the Board of Supervisors' decision and send you a copy of the resolution.