Opinion ID: 2177018
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Heading: Policy behind planned development districts.

Text: Zoning ordinances should always be considered in light of their underlying policies. Lowry v. City of Mankato, 231 Minn. 108, 42 N.W.2d 553 (1950). Planned development zoning is a modern non-Euclidean [5] concept which seeks to meet current needs and also permit adjustment to changing demands by allowing a use which does not correspond to those permitted in any single type of district. 2 Anderson § 11.09 at 358. The uses allowed must be in harmony with the surrounding neighborhood, must not jeopardize or reduce zoning standards in the area and should promote the general welfare of the community   [T]he use and method    are strictly limited to the plan presented to and approved by the City Council. Moore v. City of Boulder, 29 Colo.App. 248, 251, 484 P.2d 134, 135 (1971). Planned development usually involves a single use on a relatively small tract. The biggest problem is the possibility of spot zoning. [6] The planned development district does not appear on the initial zoning map of a municipality but regulations authorize its future creation. 2 Anderson § 11.09 at 360. The necessity of filing plans with the planning commission, which reviews them and transmits a recommendation to the legislative authority which decides whether or not to create a PD district, is all calculated to insure the surrounding land is protected and the PD is consistent with a comprehensive plan. The ordinance authorizing the PD district's creation must articulate sufficient standards to guide and contain the discretion of the agency and to facilitate meaningful judicial review. 2 Anderson § 11.10 at 361. There are just a few cases addressing planned development nationwide. [7] In each of those cases, PD is treated much like any other zoning classification and no underlying district is mentioned. See Dillon v. City of Boulder, 183 Colo. 117, 515 P.2d 627 (1973) (denial of request to rezone from agricultural to PD was upheld); Haws v. Village of Hinsdale, 68 Ill.App.3d 226, 386 N.E.2d 122 (1979) (rezoning from commercial to F, planned development, found arbitrary and capricious and not justified by public welfare); Teer v. Duddlesten, supra note 6 (classification of specific tract of land as PD which permitted combined uses for office and light retail districts upheld against spot zoning challenge); Accord Gable v. Village of Hinsdale, 87 Ill.App.2d 123, 230 N.E.2d 706 (1967). In Moore planned development was differentiated from other types of rezoning. The Colorado court stated that when a property owner obtains a classification to a broad category such as business the land can be used for a multitude of permitted purposes but PD zoning is much more restrictive. 29 Colo.App. at 251, 484 P.2d at 135. The averred practice of the cities of Burnsville, Mendota Heights, and Roseville of granting an underlying classification along with PD zoning is not reflected in existing case law but the precise issue has never been addressed. Certainly the property owner who is given both rezoning classifications is in a more favorable position than the one whose investments and planning are wholly at the mercy of approval or rejection by the city council. Appellants clearly want a back-up zoning classification as the city claims. The city obviously maintains greater control over the use of the land with the granting of only a PD classification. But if, as the city states, it would by law have to be responsive to a request for rezoning in light of its comprehensive guidelines, it is difficult to conceive a reason why the city would not be willing to grant the RB classification at the outset rather than requiring future applications and possible litigation. The city has advanced absolutely no reason for the denial of RB zoning except to say it does not conform with the council practices and is not required under the city code. If the proposed plans are rejected or if they fail somehow, plaintiffs have no recourse but to begin again with new plans and thousands of dollars in legal expenses.