CDC Response to Council’s Petition on Concept Review-           14 April 2008

The CDC Commissioners appreciate and welcome the Council seeking feedback on how the Concept Plan Review process may be refined so that the important public dialog about potential changes to the Community might better facilitate information flow between those proposing change and those impacted by changes. 

“The Concept Plan is a terrific mechanism to fulfill this charge without the comparatively lengthy and costly preparation of drawings, studies, compliance checks, etc required after formal submission of a Town required "Application."  Further, it ultimately benefits the Town and the development community to create a basis for design proposals in the on-going, changing interpretations of our Town's Planning principals.

- Commissioner Glenn Parks

In the CDC’s advisory role to council, we value the importance of addressing the ‘Concept’ early and in a format as elementary as possible, so as to begin the conversation of appropriateness, conformity to Town guidelines & desirability. 

We acknowledge the three points of the Council’s Petition:

     - That the Council is loathe to set up a situation where applicants feel they have been promised something during the Concept Plan Review; “At no time does the CDC imply that we are giving any kind of approval in a Concept Review. This may be somewhat frustrating for the applicant. I know from being in that role.” – Commissioner Laura Moore

     - That it is important that the Town Planning staff be able to make early comments regarding all aspect of a proposed project during the Concept Plan Review Process; “which would hopefully eliminate the drafting of plans which are unacceptable and streamline the overall review process for developers.” – Commissioner Gretchen MacNair

- That a short, concise & predictable format for Concept Plan Review was desirable.

The CDC Commissioners support these elements of the Petition. 

Regarding an acceptable format for Concept Plan Review presentations, there is discussion in the CDC & in Council as to the desirable breadth of information presented. 

“Some do not wish a great deal of detail to be presented by applicants, others wanted a more hands-on approach.” – Commissioner Robin Whitsell

“As to the suggestion of the "back of the napkin" approach for a concept plan presentation as opposed to what we are currently seeing as a more developed presentation, the CDC can't review or give advance comments and thoughts on an amorphous plan.” – Commissioner Gretchen MacNair

“The misunderstanding by the presenters is that we want/expect all the details at the beginning when they can only be half-formed.  The Concept Plan review is not 25% Construction Documents stage!    The Concept Plan stage should express the spirit of a great proposal, a wonderful design, a colorful place, a desirable end.  It should always contain an element that makes it clear that the proposed design has an essential quality that justifies what it will replace.  Qualitative (not fantasy) drawings and facts that speak to community values are what we look for at Concept Plan.  I side with Strom, Foy, and Easthom's comments in the video, in terms of level of information at Concept Plan stage.  Sidewalks, tree counts, storm water impacts, traffic techniques, etc. are necessary details to assess; after the basic question is addressed, "For the sake of whom or what?"

- Commissioner Glenn Parks

The CDC is willing and able to provide constructive ideas and comments to the Council that are of benefit to them in their current discussion, and in further defining the CDC’s role.  We support the Town Planning Staff developing clear guidelines for Concept Plan Review presentations to be elementary in nature and of a predictable format & length.

- Jonathan Whitney, CDC chair