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How should we address development proposals for Master Planned Communities? In our county, a large property has been assembled, and the owner is seeking a zoning change for a large "wellness community." His proposal is evolving, but includes an 18-hole golf course, one to three restaurants, 175 or more "village" homes for empty nesters and second homebuyers, a wellness center with yoga and other lifestyle activities, a spa, banquet facilities for 300 people, guest suites, retail sales associated with the club and wellness center, and the possibility of growing organic produce onsite for the restaurants. I am looking for zoning standards including density, area and bulk standards, and parking that address these uses, which are atypical to the township and the region. Any guidance that you can provide would be appreciated.
While the concept of a "wellness community" may be new, the idea of a Master Planned Community (MPC) is not. Historically, communities have used one of two basic land use controls to regulate the development of MPCs. Either they create a zoning district or an overlay zone that includes development standards relevant to the scope and character of the development, or they review each development proposal using a Planned Unit Development (PUD) or Planned Development (PD) process. The development you describe seems to be a hybrid of a resort and a retirement community. Some communities, particularly in the West, have created zoning districts or overlays to regulate "master planned resorts" or "resort residential" areas. As MPCs are often located in undeveloped natural areas — which is part of their appeal as destinations — such standards often emphasize the preservation of open space and wildlife habitat, and require high-quality design. They list permitted uses and give minimum design and development standards, as well as lay out the development review and approval process. Alternately, communities may adopt broad PUD or PD regulations that establish minimum development standards as well as a review process for planned developments, including MPCs. PUDs are typically mixed use zoning alternatives to single use development zoning districts. Communities establish planned districts through a rezoning process. As part of the PUD rezoning application, the developer proposes a mix of uses and/or development standards that are usually limited in other zoning districts or not allowed as proposed in the PUD application. Examples of the request include a mixture of uses, greater density, reduced setbacks, greater building size, or other elements. The developer asks for these standards in exchange for providing community open space, playgrounds, pedestrian routes, special design features, landscape themes, or other features that offer pubic benefit. Finally, MPCs often function like limited private cities with their own comprehensive plans, design guidelines, and development controls. Looking at the development application materials and regulating plans from similar developments might provide some additional insight into appropriate standards for your regulations.
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