360.020 Procedure.
A. Preliminary Development Plan and Program.
The applicant shall submit a Preliminary Development Plan and Program to the Planning Commission for an approval in principle. Such presentation shall consist of a preliminary plan in schematic fashion and a written program containing the following elements:
(1) Plan Elements.
(a) Proposed land uses and densities
(b) Building types and intensities
(c) Circulation pattern
(d) Parks, playgrounds, open spaces
(e) Existing natural features
(2) Program Elements.
(a) Applicant's market analysis of proposed use
(b) Proposed ownership pattern
(c) Operation and maintenance proposal, i.e. Homeowners Association, Condominium, Co-op or other
(d) Solid waste and recyclables storage where required. See Section 390
(e) Lighting
(f) Water supply
(g) Public transportation
(h) Community facilities, i.e. schools, libraries, fire protection and shopping
(i) General timetable of development
(j) Qualifications of the proposed design team for the preparation of the General Plan and Program. The design team shall be designated on the basis of the extent and complexity of the Planned Development and shall consist of one or more persons with qualifications such as an Urban Planner, an Architect, an Engineer, a Landscape Architect, a Designer, an Attorney or other similar professionals or technicians.
(3) Planning Commission initial review of the Preliminary Plan and Program need not be a public hearing unless the applicant requests such hearing in the application. Notice for such requested hearing shall be given as provided in Section 520.100 Type II Procedure.
(4) The Planning Commission shall informally review the Preliminary Development Plan and Program at a regular meeting and may act to grant preliminary approval, approval with recommended modifications or denial. Such action shall be based upon the Comprehensive Plan, the standards of this ordinance and other regulations and the suitability of the proposed development in relation to the character of the area.
(5) Approval in principle of the Preliminary Development Plan and Program shall be limited to the preliminary acceptability of the land uses proposed and their inter-relationships and shall not be construed to endorse precise location of uses nor engineering feasibility. The Planning Commission may require the development of other information than that specified in Section 360.020B to be submitted with the General Development Plan and Program.
(6) The Planning Commission shall review and may recommend expansion, additions or modifications in the qualifications of the proposed design team for the preparation of the General Plan and Program.
(7) The Planning Commission shall determine the extent of any additional market analysis to be included in the General Development Plan and Program.
B. General Development Plan and Program.
(1) After receiving approval in principle of the Preliminary Plan and Program, the applicant shall have a General Development Plan and Program prepared by the professional design team having the qualifications recommended or approved by the Planning Commission.
(2) The applicant shall apply for an amendment of the Zoning Map as set forth in Section 680.010.
(3) Upon receipt of the application accompanied by the General Development Plan and Program, the Planning Commission shall hold a public hearing in accordance with the provisions of Section 680.010.
(4) The General Development Plan and Program shall contain the following elements:
(a) Plan Elements.
i. General Development Plan in conformance with the approved Preliminary Plan.
ii. Existing and proposed contour map or maps of the site to a scale commensurate with the size of the development.
iii. Location, widths and names of all existing or platted streets or other public ways, railroad and utility rights-of-way, parks, or other public open spaces and land uses within 500 feet of the boundaries of the development.
iv. Existing sewers, water mains, and other underground facilities within and adjacent to the development and their certified capacities.
v. Proposed sewers or other disposal facilities, water mains and other underground utilities.
vi. A preliminary subdivision plan if the property is proposed to be divided.
vii. A land use plan indicating the uses planned for the development.
viii. Areas proposed to be dedicated or reserved for interior circulation, public parks, playgrounds, school sites, public buildings or other uses dedicated or reserved to the public, if any.
ix. Parks, playgrounds, open space that is to be maintained and controlled by the owners of the property and the proposed uses thereof.
x. A traffic flow map showing the circulation pattern within and adjacent to the proposed development. Include a map that identifies possible street connections (except where prevented by topography, barriers or environmental constraints) at intervals of no more than 530 feet both within the project and to adjacent land in compliance with the City, County and Regional Transportation Plans. Street connections at intervals of no more than 330 feet are recommended in areas planned for the higher density mixed-use development.
xi. Location and dimensions of pedestrian walkways, malls, trails or easements. Illustrate accessways for pedestrians, bicycles or emergency vehicles on public easements or right-of-way where full street connections are not possible with spacing between streets and accessways preferably not to exceed 330 feet, unless impractical due to existing development or environmental, topography, physical barriers or environmental constraints.
xii. Location, arrangement, number and dimension of automobile garages and parking spaces, width of aisles, bays and angle of parking.
xiii. Location, arrangement and dimensions of truck loading and unloading spaces and docks, if any.
xiv. Preliminary architectural plans and elevations of typical buildings and structures, indicating the general height, bulk, appearance and number of dwelling units.
xv. A preliminary tree planting and landscaping plan including areas of ground cover and approximate finished grades, slopes, bank and ditches. All existing trees over 12" in diameter and groves of trees shall be shown. Trees to be removed by development shall be so marked.
xvi. The approximate location, height and materials of all walls, fences and screen plantings. Elevation drawings of typical walls and fences shall be included.
xvii. The stages, if any, of the development construction. Such stages shall be clearly marked on the General Development Plan.
(b) Program Elements.
i. Narrative statement of the goals and objectives of the planned development.
ii. A completed market analysis, if required by the Planning Commission.
iii. Evidence of resources available to develop the project.
iv. Tables showing the total number of acres, the distribution of areas by use, the percentage designated for each dwelling type, off-street parking, streets, parks, playgrounds, schools and open spaces as shown on the proposed development plan.
v. Tables showing the overall density of the proposed residential development and showing density by dwelling types and any proposals for the limitation of density.
vi. Drafts of appropriate restrictive convenants and drafts of documents providing for the maintenance of any common open space, of required dedications or reservations of public open spaces and of any dedications of development rights.
C. Action and Findings.
(1) The Planning Commission, after public hearing as provided in Section 530.100, may by resolution, recommend approval of the Planned Development district and the General Development Plan and Program, with or without modifications or may deny the application. A decision to recommend approval of a Planned Development district shall be based upon the following finding:
(a) That the proposed development is in substantial conformance with the Comprehensive Plan for the City.
(b) That exceptions from the standards of the underlying district are warranted by the decision by the design and amenities incorporated in the development plan and program.
(c) That the proposal is in harmony with the surrounding area or its potential future use.
(d) That the system of ownership and the means of developing, preserving and maintaining open spaces is suitable.
(e) That the approval will have a beneficial effect on the area which could not be achieved under other zoning districts.
(f) That the proposed development, or a unit thereof, can be substantially completed within four (4) years of the approval.
(2) A resolution for approval shall be considered by the City Council according to the provisions of Section 530.100. A Planning Commission action to deny the application may be appealed to the Council as provided in Section 550.100.
D. Final Plan and Program.
(1) Following approval of the Planned Development District by the City Council the applicant shall prepare a Final Plan and Program which shall be submitted to the City Administrator to check for compliance with the approved General Development Plan and Program.
(2) If the Final Plan and Program is found to be in compliance, it shall be so certified by the City Administrator and recorded by the applicant in the County offices of the Department of Records and Elections as the Final Development Plan along with all documents relating to dedications, improvements, agreements, restrictions, and associations which shall constitute the Final Program.
(3) The standards of the Subdivision Regulations shall be met if the property is to be divided or streets are to be dedicated.
(4) All public site dedications, development rights to open spaces or other dedications for the entire site or approved staged portion shall be recorded prior to the issuance of any building permit.
(5) Final copies of all approved articles governing operation and maintenance shall be filed with the Planning Commission prior to the issuance of any building permit.