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ilio Planning Commission 471-97: O'Neil Property III March 8, 1997 Page 9 requirements in standard zoning districts (like B-1 or R-1), and the list of permitted uses may be narrower. Planned unit developments are always tied to a site plan which shows the general layout of the development, which can be used to show required buffers, landscaping, screening and open space. More detailed plans may be required at subsequent steps. Once a planned unit development is approved, the project must proceed according to the approved plan. Any substantive changes must go through an amendment process similar to the original approval (i.e. Planning Commission and City Council review and public hearings). Steps Used in Planned Unit Development Zoning In Mounds View, planned unit developments go through three steps: Review/Approval/Public Hearing ■ General Concept Plan (see Section 1120.04 Subd. 2) PC, CC (PH-yes) • Development Plan (see Section 1120.04 Subd. 3) PC,CC (PH-yes) • Final Plan (see Section 1120.04 Subd. 4) Administrative 4. This application is at the general concept plan stage. The purpose is for the applicant to submit a plan to the City showing the applicant's basic intent and the general nature of the entire development without incurring substantial cost. The concept plan serves as the basis for the public hearing so that the proposal may be publicly considered at an early stage. The following elements of the proposed general concept plan represent the immediately significant elements which the City shall review and for which a decision shall be rendered: • overall maximum PUD density range ■ general location of major streets and pedestrianways • general location and extent of public and common open space • general location of residential and nonresidential land uses with approximate type and intensities of development • staging and time schedule for development • other special criteria for development Discussion of Request: 1. Comprehensive Plan (1)Relationship to Municipal Comprehensive Plan The proposal is inconsistent with the current Comprehensive Plan designation on this site. Section 1120.02 Subd. 2 on Planned Unit Developments requires that a proposed PUD be consistent with the adopted Comprehensive Plan. If the proposed amendment to the 4IP Comp Plan is approved, the proposal would be consistent. See discussion under Comprehensive Plan section of this report (pp. 2-8). It is staff's view that the proposed designation is more appropriate for this site, if it is the City's desire to develop the