When it comes to land development, the term “rezoning” gets thrown around a lot. But what exactly does it mean—and how does it compare to Planned Area Development (PAD)? While the two concepts go hand-in-hand, breaking them into their distinct processes sheds light on why it’s so important to strategically approach every development project with intention.
The basics of rezoning96
Local governments typically have a zoning ordinance in place which dictates what a given parcel of land can be used for: residential, commercial, industrial, etc. However, over time, the needs and visions of the community might change, necessitating a change in the zoning designation of certain areas. Rezoning is the process of changing that designation.
Imagine owning a piece of land zoned for residential use, but after thorough market analysis, you believe it would be more beneficial as a commercial property. Through rezoning, developers and property owners can align their projects with the evolving needs and preferences of the community.
The rezoning process
For developers new and experienced alike, the idea of rezoning can seem daunting given its legal and bureaucratic intricacies. Broken down, the process of rezoning is largely methodical, and it’s heavily vested in coordinating with the local community:
- Pre-application meeting. Before formally applying for rezoning, a developer typically schedules a pre-application meeting with local planning officials. This allows them to review preliminary plans, discuss potential issues, and understand the likelihood of approval.
- Formal application. Pending the results of a pre-application meeting, a rezoning application is then submitted. It contains detailed information about the proposed rezone, reason(s) for the change, and any associated site plans.
- Public notification and input. Local governments ensure that neighboring property owners and the general public are informed of the proposed change. This often involves public hearings where citizens can voice their support or concerns.
- Planning commission review. A local planning commission will review the application, considering factors such as infrastructure capabilities, traffic implications, and consistency with the master plan of the area.
- Final decision. Based on the commission’s recommendations, the local governing body (like a city council) will make the final decision. They can approve, deny, or ask for modifications to the proposal.
Planned Area Development (PAD)
Planned Area Development (PAD) is a zoning designation that allows mixed-use development on a single piece of land. It provides flexibility from standard zoning regulations, so developers can create integrated projects that can include both residential and commercial uses, or even recreational spaces.
For example, a PAD might encompass apartment buildings, retail shops, a park, and an office complex, all within the same development. This holistic approach often aims to create more livable, sustainable, and community-centric environments.
The PAD approval process
The PAD concept aims to harmonize many different (linked) objectives in a single cohesive plan. It offers a dynamic approach to land development, contrasting with traditional zoning’s compartmentalized nature. Here’s how it works:
- Conceptual plan. Developers first submit a conceptual plan, highlighting the layout of the proposed PAD, land use distribution, and preliminary infrastructure plans.
- Public involvement. Like the rezoning process, public hearings are crucial. Feedback from neighbors and other stakeholders is gathered to gauge potential impacts.
- Detailed proposal. Taking public input and initial feedback into account, a detailed PAD proposal is prepared. This includes specifics about land use percentages, building heights, setback requirements, and more.
- Planning commission review. The planning commission evaluates the PAD’s alignment with community goals, potential environmental impacts, and other relevant factors.
- Final approval: After review, the proposal is sent to the local governing body for a final decision. With their nod, the developer can proceed with the PAD.
Why the PAD approach is gaining traction
With urban spaces transforming rapidly, the PAD approach is becoming an essential tool for developers. It’s not just about constructing buildings; it’s about crafting communities.
PADs allow developers to think outside the box, creating unique projects without being hemmed in by stringent zoning rules. And, by integrating various uses into one cohesive plan, PADs can lead to more vibrant communities with diverse amenities. With smart planning, PADs can result in more efficient land use and reduced urban sprawl. It all adds up to a more conscious approach to community building, starting at the earliest stages of land development.
The right approach makes all the difference
Both rezoning and the PAD approval process play integral roles in shaping the landscapes of our cities and towns. While they might seem bureaucratic or complex, they ensure a balanced approach to development, weighing community needs, sustainability, and economic growth.
Navigating the intricate pathways of rezoning and PAD approval is no small feat. With Sandbox Development, you’re in capable hands. We’re not only familiar with these processes—we excel in them. Whether you’re seeking a feasibility budget or in the market for turn-key finished lot delivery, we’re here to offer comprehensive land development support.