[Amended 1-7-2009 by Ord. No. 2009-2; 5-6-2009 by Ord. No.
2009-9]
A.
Statement of purpose. The planned unit development
is a conditional use is intended to permit developments that will,
over a period of time, be enhanced by coordinated area site planning,
diversified location of structures and/or mixing of compatible uses.
This article contemplates that there may be residential, commercial
and industrial planned unit developments and mixed compatible use
developments. Such developments are intended to provide a safe and
efficient system for pedestrian and vehicle traffic; to provide attractive
recreation and open spaces as integral parts of the developments;
to enable economic design in the location of public and private utilities
and community facilities; and to ensure adequate standards of construction
and planning. The planned unit development under this chapter will
allow for flexibility of overall development design, with benefits
from such design flexibility intended to be derived by both the developer
and the community while at the same time maintaining, insofar as possible,
the land use density and other standards or use requirements as set
forth in the underlying basic zoning district.
B.
Condominiums permitted. The unified and planned development of a site in a single, partnership or corporate ownership or control or in common ownership under the Unit Ownership Act set forth in Ch. 703, Wis. Stats. (condominiums), may be permitted by the Town upon specific petition under § 320-41 of this chapter and after public hearing, with such development encompassing one or more principal uses or structures and related accessory uses or structures, when all regulations and standards as set forth in this article have been met.
[Amended 9-3-2003 by Ord. No. 2003-16; 1-7-2009 by Ord. No.
2009-2; 5-6-2009 by Ord. No. 2009-9]
A planned unit development shall be consistent
in all respects with the expressed intent of this article and with
the spirit and intent of this chapter, shall be in conformity with
the adopted Comprehensive Plan or any adopted component thereof, and
shall not be contrary to the general welfare and economic prosperity
of the community. Developers shall demonstrate an effort to become
consistent with any design guidelines applicable to their planned
unit development.
A.
Physical requirements. The lot area, width and yard
requirements of the basic use district may be modified. The development
density for proposed residential planned unit development shall be
determined on an individual basis. The proper preservation, care and
maintenance by the original and all subsequent owners of the exterior
design, all common structures, facilities, utilities, access and open
spaces shall be assured by deed restrictions enforceable by the Town.
B.
Ownership and recordation. The planned unit development
may be considered as one or multiple tracts, lots or parcels, and
the legal description be recorded as such with the County Register
of Deeds.
A.
Drainage. The development site shall be provided with
adequate drainage facilities for surface water and stormwater.
B.
Accessible. The site will be accessible from public
roads that are adequate to carry the traffic that can be expected
to be generated by the development.
C.
Burden on public services. No undue constraint or
burden shall be imposed on public services and facilities, such as
fire and police protection, street maintenance, water, sanitary sewer
and storm drainage, and maintenance of public areas, by the development.
D.
Streets and driveways. The streets and driveways on
the site of the development shall be adequate to serve the residents
of the development and, in the case of public dedicated streets, will
meet the minimum standards of all applicable ordinances or administrative
regulations of the Town.
E.
Water and sewer. Public water and sewer facilities
shall be provided.
The division of any land or lands within a planned unit development for the purpose of change or conveyance of ownership may be accomplished pursuant to Chapter 184, Land Division, of this Code when such division is contemplated.
A.
Intent. Sections 320-35 through 320-38 set forth the basic philosophy and intent in providing for planned unit developments, the kinds thereof, and the general requirements, physical requirements and requirements as to public services and facilities. The following sections are intended to set forth the procedures and considerations involved leading to possible approval of such developments.
[Amended 5-6-2009 by Ord. No. 2009-9]
B.
Procedural requirements for planned unit developments.
(1)
Pre-petition conference. Prior to the official submission
of the petition for the approval of a planned unit development, the
owner or his agent making such petition shall meet with the Plan Commission,
Town Administrator or their staff to discuss the scope and proposed
nature of the contemplated development.
[Amended 1-7-2009 by Ord. No. 2009-2; 5-6-2009 by Ord. No.
2009-9]
(2)
Site
plan review. Following the pre-petition conference, the owner or his
agent should meet with the Plan Commission or its staff to present
a detailed site analysis of existing features. The review may involve
a site visit, and should include a discussion of project goals and
possible design solutions.
[1]
Editor's Note: This ordinance also redesignated former Subsection
B(2) through (4) as Subsection B(3) through (5), respectively.
(3)
Petition for approval. Following the pre-petition
conference or site plan review, the owner or his agent may file a
petition with the Town Administrator for approval of a planned unit
development. Such petition shall be accompanied by a review fee as
set by the Town Board as well as incorporate the following information:
[Amended 1-7-2009 by Ord. No. 2009-2; 5-6-2009 by Ord. No.
2009-9]
(a)
Informational statement. A statement which sets
forth the relationship of the proposed PUD to the Town's adopted Comprehensive
Plan or any adopted component thereof, and the general character of
and the uses to be included in the proposed PUD, including the following
information:
[1]
Total area to be included in the PUD, area of
open space, residential density computations, proposed number of dwelling
units, population analysis, availability of or requirements for municipal
services and other similar data pertinent to a comprehensive evaluation
of the proposed development.
[2]
A general summary of the estimated value of
structures and site improvement costs, including landscaping and special
features.
[3]
A general outline of the organizational structure
of a property owners' or management association which may be proposed
to be established for the purpose of providing any necessary private
services.
[4]
Any proposed departures from the standards of development as set forth in this chapter, Chapter 184, Land Division, of this Code, other Town regulations or administrative rules, or other universal guidelines.
[5]
The expected date of commencement of physical
development as set forth in the proposal and also an outline of any
development staging which is planned.
(b)
A general development plan, including:
[1]
A legal description of the boundaries of the
subject property included in the proposed PUD and its relationship
to surrounding properties.
[2]
The location of public and private roads, driveways,
sidewalks and parking facilities.
[3]
The size, arrangement and location of any individual
building sites and proposed building groups on each individual site.
[4]
The location of institutional, recreational
and open space areas and areas reserved or dedicated for public uses,
including schools, parks and drainageways.
[5]
The type, size and location of all structures.
[6]
General landscape treatment.
[7]
The existing and proposed location of public
sanitary sewer, water supply facilities and stormwater drainage facilities.
[8]
The existing and proposed location of all private
utilities or other easements.
[9]
Characteristics of soils related to contemplated
specific uses.
[10]
Existing topography on the site with contours
at no greater than two-foot intervals.
[11]
Anticipated uses of adjoining lands in regard
to roads, surface water drainage and compatibility with existing adjacent
land uses.
[12]
If the development is to be staged, a staging
plan.
[13]
A plan showing how the entire development can
be further subdivided in the future.
(4)
Referral to Plan Commission. The petition for a planned
unit development shall be referred to the Plan Commission for its
review and recommendation, which recommendation shall include any
additional conditions or restrictions which the Plan Commission may
deem necessary or appropriate.
(6)
Notice
of hearing to interested parties.
[Added 1-7-2009 by Ord. No. 2009-2; amended 5-6-2009 by Ord. No.
2009-9]
(a)
The Town Clerk shall give written notice of the time, date and place
of the Town Plan Commission meeting at which the application for a
planned development will be considered by regular first class mail
to the owners of real estate in the Town of Cedarburg within 1,000
feet of the real estate for which a planned development has been requested.
Such notice shall be deposited in the Unites States mail at least
seven days prior to the Town Plan Commission meeting at which such
request for a planned development is to be considered.
(b)
Publication of a Class 2 notice in accordance with § 985.07,
Wis. Stats.
A.
Requirements. The Plan Commission, in making recommendations
for approval, and the Town Board, in making a determination approving
a petition for planned unit development, shall find as follows:
[Amended 1-7-2009 by Ord. No. 2009-2; 5-6-2009 by Ord. No.
2009-9]
B.
Proposed construction schedule. The Plan Commission
and Town Board, in making their respective recommendation and determination,
shall consider the reasonableness of the proposed construction schedule
and any staging plan for the physical development of the proposed
PUD, commencement of the physical development within one year of approval
being deemed reasonable.
C.
Residential PUD considerations. The Plan Commission
and Town Board, in making their respective recommendation and determination
as to a proposed residential planned unit development, shall further
consider whether:
(1)
Such development will create an attractive residential
environment of sustained desirability and economic stability, including
structures in relation to terrain, consideration of safe pedestrian
flow, ready access to recreation space and coordination with overall
plans for the community.
(2)
The total net residential density within the planned
unit development will be compatible with the Town Comprehensive Plan,
or components thereof, and shall be compatible with the density of
the district wherein located.
[Amended 1-7-2009 by Ord. No. 2009-2; 5-6-2009 by Ord. No.
2009-9]
(3)
Structure types will be generally compatible with
other structural types permitted in the underlying basic use district.
(4)
Provision has been made for the installation of adequate
public facilities and the continuing maintenance and operation of
such facilities if privately owned.
(5)
Provision has been made for adequate, continuing fire
and police protection.
(6)
The population density of the development will or
will not have an adverse effect upon the community's capacity to provide
needed school or other municipal service facilities.
(7)
Adequate guarantee is provided for permanent preservation
of open space areas as shown on the general development plan as approved
either by private reservation and maintenance or by dedication to
the public.
D.
Commercial PUD considerations. The Plan Commission
and Town Board, in making their respective recommendation and determination
as to a proposed commercial planned unit development, shall further
consider whether:
(1)
The economic practicality of the proposed development
can be justified.
(2)
The proposed development will be served by off-street
parking and truck service facilities in accordance with this chapter.
(3)
The proposed development shall be adequately provided
with, and shall not impose any undue burden on, public services and
facilities, such as fire and police protection, street maintenance,
water, sanitary sewer and stormwater drainage and maintenance of public
areas.
(4)
The locations of entrances and exits have been designated
to prevent unnecessary interference with the safe and efficient movement
of traffic on surrounding streets and that the development will not
create any adverse effect upon the general traffic pattern of the
surrounding neighborhood.
(5)
The architectural design, landscaping, control of
lighting and general site development will result in an attractive
and harmonious service area compatible with and not adversely affecting
the property values of the surrounding neighborhood.
E.
Industrial PUD considerations. The Plan Commission
and Town Board, in making their respective recommendations and determination
as to a proposed industrial planned unit development, shall further
consider whether:
(1)
The operational character and physical plant arrangement
of buildings will be compatible with the latest in performance standards
and industrial development design and will not result in an adverse
effect upon the property values of the surrounding neighborhood.
(2)
The proposed development shall be adequately provided
with and shall not impose any undue burden on public services and
facilities, such as fire and police protection, street maintenance,
water, sanitary sewer and stormwater drainage and maintenance of public
areas.
(3)
The proposed development will include provision for
off-street parking and truck service areas in accordance with this
chapter and will be adequately served by easy-access rail and/or arterial
highway facilities.
(4)
The proposed development is properly related to the
total transportation system of the community and will not result in
an adverse effect on the safety and efficiency of the public streets.
F.
Mixed use PUD considerations. The Plan Commission
and Town Board, in making their respective recommendation and determination
as to a proposed mixed use planned unit development, shall further
consider whether:
(1)
The proposed mixture of uses produces a unified composite
which is compatible with the zoning district and which, as a total
development entity, is compatible with the surrounding neighborhood.
(2)
The various types of uses conform to the general requirements
as hereinbefore set forth applicable to projects of such use and character.
(3)
The proposed development shall be adequately provided
with and shall not impose any undue burden on public services and
facilities, such as fire and police protection, street maintenance,
water, sanitary sewer and stormwater drainage and maintenance of public
areas.
A.
General. The Town Board, upon receipt of recommendation
from the Plan Commission and following public hearing thereon, and
after due consideration, shall either deny the petition, approve the
petition as submitted or approve the petition subject to any additional
conditions and restrictions the Town Board may impose.
B.
Approval. The general and detailed approvals of a
planned unit development shall be based on and include, as conditions
thereto, the building, site and operational plans for the development
as approved by the Town Board.
(1)
General approval. The general development plan submitted
with the PUD application need not necessarily be completely detailed
at the time of petition, provided that it is in sufficient detail
to satisfy the Town Board as to the general character, scope and appearance
of the proposed development. Such plan shall designate the pattern
of proposed streets and the size and arrangement of individual buildings
and building sites. The approval of such general development plan,
by way of approval of the petition, shall be conditioned upon the
subsequent submittal and approval of more specific and detailed plans
as each stage of development progresses.
(2)
Detailed approval. Detailed plans must be furnished
to the Plan Commission and Town Board for their consideration, and
the detailed approval by the Town Board of any part or stage of the
proposed development shall be required before construction of such
part or stage of the development may be commenced. Before plans submitted
for detailed approval within the corporate limits will be approved,
the petitioner shall give satisfactory proof that he has contracted
to install all improvements or file a performance bond insuring that
such improvements will be installed within the time required by the
Town Board.
C.
Changes and additions. Any subsequent substantial
change or addition to the plans or uses shall first be submitted for
approval to the Plan Commission, and if, in the opinion of the Plan
Commission, such change or addition constitutes a substantial alteration
of the original plan, it shall make its recommendation to the Town
Board and further recommend additional public hearings, in which event
the Town Board shall schedule a notice of public hearing as for the
original petition. Following such public hearing, the Town Board shall
deny, approve or approve the same subject to any additional conditions
and restrictions it may impose.
A.
Purpose.
(1)
Within planned development districts for specialized
purposes, it is intended to permit, on application and on approval
of detailed use, site and building plans, planned developments for
specialized purposes on tracts suitable in location and character
for the uses and structures proposed and which are planned and developed
as units. Suitability shall be determined by applicable development
plans and general benefit or welfare of the Town.
(2)
Within planned development districts for specialized
purposes, the regulations established herein shall provide for a safe
and efficient system for pedestrian and vehicular traffic, attractive
recreation and landscaped open spaces, and economic design and location
of public and private utilities and community facilities and are intended
to ensure adequate standards of construction and planning.
B.
Designation. Each approved planned development for
specialized purposes should constitute a planned development district
and should be so zoned and designated.
C.
Pre-petition conference. Before submitting a petition
for a planned development for specialized purposes, an applicant shall
confer with the Town Administrator, Town Director of Public Works,
Town Building Inspector and Plan Commission to obtain information
and direction on development plan requirements and application procedures.
[Amended 5-6-2009 by Ord. No. 2009-9]
D.
Contents of application. Application for approval
of a planned development for specialized purposes shall be made in
writing to the Town Board by filing the same with the Town Administrator
and shall include the following:
(1)
Names, addresses and signatures of the applicant and/or
owners of the proposed site and the names and addresses of the architect
and/or professional engineer.
(2)
Description of the subject site by lot, block, and
recorded subdivision or certified survey number, or by metes and bounds
and address of the subject site.
(3)
Preliminary development plan, including maps, preliminary
building plans and a written statement, showing enough of the surrounding
area to demonstrate the relationship of the planned development to
adjoining uses, both existing and proposed. The maps may be in general
schematic form and shall contain the following information:
(a)
Plat of survey prepared by a registered land surveyor showing all of the information required under Chapter 108, Building Construction, of this Code for a building and zoning permit.
(b)
The existing topographic character of the land,
including but not limited to two-foot contours.
(c)
Existing and proposed land uses.
(d)
A site plan showing existing and proposed buildings
and structures, common open areas, open spaces around buildings and
structures and any other existing or proposed site improvements. The
site plan shall also show how the proposed site relates to its surroundings.
(e)
Elevation and perspective drawings of all proposed
structures and improvements and their accessory buildings. The drawings
need not be the result of final architectural decisions and need not
be in detail.
(f)
Off-street parking and loading plan.
(g)
A circulation diagram indicating the proposed
movement of vehicles, goods and pedestrians within the planned development
and to and from existing thoroughfares and adjacent properties.
(h)
A preliminary landscaping plan.
(i)
Drainage pattern and easement to include a diagram
indicating how stormwater will drain on the site and from the site
to established drainageways.
(j)
Soil tests, soil phase lines and soil types.
(k)
A description of how the water supply, waste
disposal, trash removal, bus service and road maintenance needs of
the project will be met.
(4)
The written statement to accompany the preliminary
development plan shall contain the following information:
(a)
A statement of the present ownership of all
lands included in the planned development.
(b)
An explanation of the general operation of the
planned development.
(c)
A statement of proposed financing.
(d)
A development schedule as follows:
[1]
The approximate date when construction of the
project can be expected to begin.
[2]
The stages in which the project will be built
and the approximate date when construction of each stage can be expected
to begin.
[3]
The approximate dates when construction of each
of the stages in the development will be completed.
[4]
The area and location of common open space that
will be provided at each stage.
(5)
Copies of agreements, provisions, or covenants which
govern the use, maintenance and continued operation of the planned
development and any of its common open areas.
(6)
A preliminary plat review fee as set by the Town Board
to be paid to the Town Treasurer upon submission of the planned development
application.
[Amended 5-6-2009 by Ord. No. 2009-9]
E.
Review of preliminary development plan. The preliminary
development plan shall be reviewed by the Town Plan Commission and
the Town Attorney, Town Administrator and Town Director of Public
Works and reports of their findings shall be submitted to the Town
Board.
F.
Hearing on preliminary development plan. The Town
Plan Commission shall hold a public hearing upon each application
for approval of a preliminary development plan and related restrictions
and conditions.
G.
Notice of hearing to interested parties.
(1)
The Town Clerk shall give written notice of the time,
date and place of the Town Plan Commission meeting at which the application
for a planned development will be considered by regular first class
mail to the owners of real estate in the Town of Cedarburg within
1,000 feet of the real estate for which a planned development has
been requested.
(2)
Such notice shall be deposited in the Unites States
mail at least seven days prior to the Town Plan Commission meeting
at which such request for a planned development is to be considered.
H.
Building Inspector report on preliminary development
plan. Applications for planned development plans shall be referred
by the Town Board to the Town Building Inspector for review of elevation
and perspective drawings of all proposed structures and improvements
and their accessory buildings. No action shall be taken upon such
application or preliminary development plan prior to receipt of the
report of the Town Building Inspector.
I.
Plan Commission report on preliminary development
plan and development conditions. In addition to planned development
district standards, the Plan Commission may recommend, and the Town
Board may impose, various restrictions and conditions on the construction
and operation of a planned development.
J.
Preliminary development plan approval.
(1)
The preliminary development plan may be approved provided
that the information submitted with application, the testimony of
the public hearing, and the findings of the Town Plan Commission and
the Building Inspector establish that:
(a)
The preliminary development plan, together with
the related restrictions and conditions to regulate its construction
and operation, is in accord with the intent and purpose of adopted
plans or plan components of the Town of Cedarburg.
(b)
The planned development will create an environment
of continuing desirability and stability and will not be detrimental
to present and potential surrounding uses.
(c)
Public facilities and utilities, including water
supply and waste disposal, existing and proposed, either in conjunction
with the plan or separately, are, or will be, adequate to serve the
planned development.
(d)
The various stages, if any, by which the development
is proposed to be constructed or undertaken as stated in the final
development plan are practical and in the public interest.
(2)
The Town Board shall approve or reject the planned
development, the preliminary development plan, and proposed restrictions
and conditions within 120 days of its submission unless the time is
extended by agreement with the developer.
(3)
If the preliminary development plan, conditions and
restrictions are approved with modifications, the action shall not
become final until the applicant has filed with the Town Board written
consent to the plan and restrictions and conditions as modified.
(4)
No building permits may be issued on land within the
planned development until final plans for the development have been
approved as required and the Town Board has established final dwelling
densities for the planned development.
K.
Review of final development plan.
(1)
Within six months following approval of the preliminary
development plan with related restrictions and conditions, the applicant
shall file with the Town Board a final development plan with related
restrictions and conditions, including payment of the final planned
development plat review fee, and containing in final form the information
required in the preliminary plan and related restrictions and conditions.
In its discretion, and for good cause, the Town Board may extend for
not more than six months the period for filing of the final development
plan. Thereafter, if the final development plan is not filed as required,
the application for the planned development shall be null and void.
[Amended 5-6-2009 by Ord. No. 2009-9]
(2)
The Town Plan Commission shall give notice and provide
an opportunity for the public to be heard on the final development
plan and related restrictions and conditions by the following:
(a)
Publication of a Class 2 notice in accordance
with § 985.07, Wis. Stats.
(b)
Regular first class mail to those owners of
real estate in the Town of Cedarburg located within 1,000 feet of
the boundaries of the real estate for which a planned development
has been requested.
(c)
Any other person who has indicated to the Plan
Commission in writing that he/she wishes to be notified.
(3)
Such notices shall be deposited in the United States
mail at least seven days prior to the Town Plan Commission meeting
at which such request for a planned development is to be considered.
L.
Building Inspector report on final development plan.
Final building plans shall be subject to the review and recommendation
of the Town Building Inspector. Recommendations shall be made in writing
to the Town Board within 30 days of its submission unless the time
is extended by agreement with the developer.
M.
Plan Commission report on final development plan.
The Town Plan Commission shall review the final development plan for
its compliance with restrictions and conditions established by the
Town Board on the construction and operation of the planned development.
A report of its findings together with its recommendations shall be
submitted to the Town Board.
N.
Approval of final development plan. The Town Board
shall review and approve the final development plans and related restrictions
and conditions to determine if they are in compliance with the approved
preliminary development plan and related restrictions and conditions.
O.
Recording of final development plan. The Town Clerk
shall record the final development plan and related restrictions and
conditions with the Register of Deeds of Ozaukee County. The recording
fees shall be paid by the developer as a condition of the final development
plan. No building permit shall be issued for the planned development
until all review, recording and impact fees have been paid in full.
P.
Building permits. The developer shall make application
for building permits to the Building Inspector, who shall issue building
permits for buildings and structures in the area covered by the approved
final development plan if they are in conformity with the approved
final development plan and related restrictions and conditions and
with all other applicable ordinances and regulations.
Q.
Failure to begin construction or establish use. If
no construction has begun or no use has been established in the planned
development within one year from the approval of the final development
plan, the final development plan and related restrictions and conditions
shall lapse and be of no further effect. In its discretion and for
good cause, the Town Board may extend for not more than one additional
year the period for the beginning of construction or the establishment
of a use. If a final development plan and related restrictions and
conditions lapse under the provisions of this subsection, the Town
Clerk shall file a notice of revocation with the Register of Deeds
of Ozaukee County.
R.
Procedure for changes and amendments. No changes shall
be made in the approved final development plan and related restrictions
and conditions during the construction of the planned development
except upon application to the Town Board under the procedures provided
below:
(1)
Minor changes in the location, siting and height of
buildings and structures may be authorized by the Plan Commission
if required by circumstances not foreseen at the time the final development
plan and related restrictions and conditions were approved.
(2)
All other changes in use, any rearrangement of lots,
blocks and building tracts, any changes in the provision of common
open spaces, and all other changes in the approved final development
plan or related restrictions and conditions must be authorized by
the Town Board under the procedures authorized for approval of a planned
development. No amendments may be made in the approved final development
plan or related restrictions and conditions unless they are shown
to be required by changes in conditions that have occurred since the
final development plans and related restrictions and conditions were
approved, or by a change in the development policy of the Town.
S.
Recording of changes or amendments. Any changes or
amendments to the final development plan, or related restrictions
or conditions which are approved by the Town Board, shall be recorded
with the Register of Deeds of Ozaukee County.
T.
Development schedule.
(1)
From time to time the Building Inspector shall compare
actual development accomplished with the schedule and shall report
the same to the Plan Commission and Town Board.
(2)
If the owner or owners of property in an approved
development have failed to meet the approved development schedule,
the Town Plan Commission may recommend, and the Town Board may initiate,
proceedings to repeal the approval of the final development plans
and related restrictions and conditions.
U.
Certificate of completion. The Building Inspector
shall issue a certificate certifying the completion of the planned
development and the Town Clerk shall file a copy of the same with
the Register of Deeds of Ozaukee County.
V.
Subdivision and resale.
(1)
A planned development shall not be subdivided or resubdivided
for purposes of sale or lease without the prior approval of the Town
Board.
W.
Permits and fees.
(1)
A fee to cover the cost to the Town of Cedarburg for
reviewing the plans and specifications shall be paid. This fee is
to be based on the actual amount of time spent by the staff of the
Town of Cedarburg. This review fee shall be equal to twice the hourly
rate paid to the respective individual of staff performing said services.
Said fee set forth herein shall be in addition to other charges specified,
including impact fees.
(2)
At the demand of the developer or the Town Director
of Public Works, the fee may be recomputed after the work is done
in accordance with the actual cost of the improvements, and the difference,
if any, shall be paid or remitted to the developer.
(3)
For the services of testing labs, consulting engineers,
and other personnel, the developer agrees to pay to the Town the actual
charge and cost plus 5% for administration and overhead.
X.
Amendments. Any amendment to regulations, restrictions
or conditions for an existing planned development must be approved
by the Town Board. Such regulations, restrictions or conditions may
include but are not limited to changes or alterations to landscaping,
architectural design, type of construction, sureties, lighting, fencing,
planting screens, operational control, hours of operation, signs,
improved traffic circulation, deed restriction, highway access restrictions,
minor alterations or minor additions, building height or area of existing
structures, and off-street parking or loading requirement changes.
