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20 <br />proposed project. <br />In this case, the petitioners have submitted a conceptual design <br />showing the manner in which they plan to develop the project over <br />a 10 -year period. However, the design should be considered only as <br />an illustrative tool showing the ultimate plan of the developers. <br />There is no debate on the specifics of development proposal. <br />However, this analysis does, out of necessity, recognize the <br />applicants' conceptual design for the project as one possible <br />outcome. Later phases in the approval process will provide public <br />hearings and the occasion for debate on specific site plans. <br />The approval process for the proposed project would be: <br />I. Following comment at the public hearing, the plan <br />amendment is forwarded for recommendation to the Planning <br />Board. After a recommendation is made, the Board of <br />Commissioners will make a decision on the amendment. The <br />earliest possible date for Planning Board consideration and <br />Board of Commissioners' decision are September 21 and October <br />5, respectively. <br />2. If the plan amendment is approved, the applicant must then <br />submit an application for Planned Development approval to <br />pursue the project per their current plans /design. As a <br />part of the Planned Development approval, the developers.must <br />submit applications for: <br />a) Rezoning to an appropriate zoning category; <br />b) A Special Use Permit for the specific project; <br />C) Site Plan and /or Preliminary Subdivision Approval. <br />Another public hearing will be conducted to solicit public <br />comment on the specific Planned Development proposals. It is <br />at that time that debate regarding the specific plans, <br />designs, and provisions of the proposal is appropriate. Due to <br />the size of the project, a Traffic Impact Analysis and an <br />Environmental Assessment will be required as part of the <br />Planned Development application. Given the timeframe for <br />implementation (10 years), a phasing plan for the project <br />would also be approved. <br />3. After a public hearing on the above, the Planning Board will <br />recommend approval, approval with conditions or denial of the <br />Planned Development application. The Board of Commissioners, <br />in making a decision on the project, may place conditions of <br />approval on the project to address specific concerns raised <br />during the hearing process. The earliest regular dates for <br />Planning Board consideration and Board of Commissioners' <br />approval are December 21, 1992 and January 4, 1993, <br />2 <br />