This section generally describes the review process for land development applications requiring public hearings. The required plan(s), application(s), fee(s), and supporting document(s) are dependent upon the type, character, and complexity of the proposed project or relief being sought.
A. Staff Review. Each land development application that requires a public hearing shall be reviewed by staff to ensure compliance with all applicable codes, standards, and regulations; redevelopment plans; and the Comprehensive Plan's goals, objectives, and policies. Unless otherwise specified, the application shall be processed in accordance with the following actions:
1. Completeness Review. This section applies to any land development application in this chapter, unless otherwise provided for in the regulations for that specific application. No review shall commence until the application is deemed complete by the reviewing authority.
2. Analysis and Recommendations. Staff comments and recommendations shall identify noncompliance and deficiencies with the standards and requirements of these Land Development Regulations or any other applicable codes. During this informal procedure, staff comments and recommendations are forwarded to the applicant so that each issue can be completely resolved or adequately addressed, as determined by staff, prior to Advisory Board review. An applicant may orally or in writing, challenge any staff comment or recommendation by contacting the issuing department directly and presenting specific grounds for the challenge. The issuing department will either affirm or reverse its original comment or recommendation, but all such action shall be based on the provisions of appropriate codes, ordinances, rules, regulations, standard drawings, redevelopment plans, or Comprehensive Plan. A staff comment becomes a recommendation when it is not based on a specific code, ordinance, rule, regulation, standard drawing, redevelopment plan, or goal, objective, or policy of the Comprehensive Plan. Such staff recommendation becomes compulsory when it is approved as part of the conditions of approval and development order by the applicable Advisory Board or City Commission.
3. Forward to Applicable Advisory Board. Upon conclusion of staff review, the Director of Planning and Zoning, designee, or reviewing authority will transmit the document with staff comments and recommendations to the applicable Advisory Board for their review and recommendation.
B. Advisory Board Review.
1. Notification. The Planning and Zoning Division shall notify the applicant in writing, of the date, time, and location of the Advisory Board meeting. The applicant may opt to postpone Advisory Board review by submitting a written request to the Director of Planning and Zoning, designee, or to the appropriate reviewing authority. In all instances, the applicant shall be responsible to comply with the applicable public notice requirements of City Code of Ordinances Part II, Chapter 2, Article I, Section 2-20.
2. Action. The Advisory Board will consider all presented items, including the staff report, exhibits, and recommendations, in conjunction with any testimony or other information presented at the meeting, and recommend that City Commission:
a. Approve the application;
b. Approve the application subject to conditions;
c. Table or defer their decision to a subsequent meeting in order to collect additional information or conduct further analyses; or
d. Deny the application.
C. City Commission Review. After the Advisory Board conducts its review and formulates a recommendation, the Director of Planning, designee, or reviewing authority will forward the items to the City Commission for final review and approval.
1. Notification. The Planning and Zoning Division shall notify the applicant in writing, of the date, time, and location of the City Commission meeting. The applicant may opt to postpone City Commission review by submitting a written request to the Director of Planning and Zoning, designee, or to the appropriate reviewing authority. In all instances, the applicant shall be responsible to comply with the applicable public notice requirements of City Code of Ordinances Part II, Chapter 2, Article I, Section 2-20.
2. Action. The City Commission will review all presented items, including the staff report, exhibits, and recommendations, in conjunction with any testimony or other information presented at all meetings, and vote to:
a. Approve the application;
b. Approve the application subject to conditions;
c. Table or defer their decision to a subsequent meeting in order to collect additional information or conduct further analyses; or
d. Deny the application.
The action of the City Commission is the final decision.
(Ord. 10-025, passed 12-7-10)