Section 110-422. Procedure for receiving approval of preliminary development plan and tentative zoning.
(a) Tentative development plan. Before submission of a preliminary application for approval as a residential planned unit development zone, the developer and his registered engineer, architect and site planner are encouraged to meet with the building official and such other personnel as necessary to determine the feasibility and suitability of his application. This step is encouraged so that the developer may obtain information and guidance from city personnel before entering into any binding commitments or incurring substantial expenses of site plan preparation.
(b) Preliminary development plan application.
(1) Preliminary application. A preliminary application shall be submitted to the planning and zoning board by the developer requesting approval of the site as a residential planned unit development zone. See subsection (b)(3) of this section. The preliminary application shall contain the name of the developer, surveyor and engineer who prepared the development plan and topographic data map and the name of the proposed residential planned unit development.
(2) Exhibits. The following exhibits shall be attached to the preliminary application:
a. vicinity map indicating the relationship between the residential planned unit development and its surrounding area, including adjacent streets and thoroughfares.
b. development plan that shall contain but not be limited to the following information:
1. Proposed name or title of project and the name of the engineer, architect and developer.
2. North arrow, scale of one inch to 200 feet or larger, date and legal description of the proposed site.
3. Boundaries of tract shown with bearings, distances, closures and bulkhead lines. All existing easements, section lines and all existing streets and physical features in and adjoining the project and the existing zoning.
4. Name and location of adjoining developments and subdivisions.
5. Proposed parks, school sites or other public or private open space.
6. Vehicular and pedestrian circulation systems, including offstreet parking and loading areas, driveways and access points.
7. Site data, including tabulation of the total number of gross acres in the project, the acreage to be devoted to each of the several types of primary residential and secondary nonresidential uses and the total number of dwelling units.
8. Proposed common open space, including the proposed improvements and any complementary structures and the tabulation of the percent of the total area devoted to common open space. Areas qualifying for common open space shall be specifically designated on the site plan.
9. Delineation of specific areas designated as a proposed stage.
10. General statement, including graphics, indicating proposed corridors of drainage and direction, natural drainage areas, specific areas which are to function as retention lakes or ponds, anticipated method for accommodating runoff (curb and gutter, swales, other) and treatment methods for discharge into area waterways for the site to ensure conformity with natural drainage within the vicinity area or with the drainage plan established within the vicinity area.
11. General location within the site of each primary residential and secondary nonresidential use and the proposed amount of land to be devoted to individual ownership.
12. Schematic drawing of the elevation and architectural construction of the proposed primary and secondary nonresidential structures.
13. The proposed method of dedication and administration of proposed common open space.
c. topographic data map drawn to a scale of 200 feet to one inch or larger by a registered surveyor or engineer showing the following:
1. The location of existing property lines both for private property and public property, streets, buildings, watercourses, transmission lines, sewers, bridges, culverts and drainpipes, water mains and any public utility easements.
2. Wooded areas, streams, lakes, marshes and any physical conditions affecting the site.
3. Existing contours based on U.S. coast and geodetic data with a contour interval of two feet and proposed finished elevations.
(3) Submittal.
a. The residential planned unit development zoning application and preliminary development plan shall be submitted to the planning and zoning board at least 45 days prior to any regularly scheduled meeting of the board.
b. The application shall include six black or blue line prints of the development plan of the proposed residential planned unit development and a minimum of two copies of the required exhibits.
(4) Application review. The preliminary development plan shall be reviewed formally by the building official and city council to determine the feasibility and suitability of the plan prior to the submission of the residential planned unit development zoning application to the planning and zoning board. The planning and zoning board shall then review the preliminary development plan to determine its conformity with the official plans and policies of the city and the requirements of this section. Upon completion of its review, the planning and zoning board shall recommend to the city council the approval, approval subject to conditions or disapproval of the preliminary development plan application.
(5) Review criteria. The decision of the planning and zoning board on the preliminary development plan application shall include the findings of fact that serve as a basis for its recommendation. In making its recommendation, the planning and zoning board shall consider the following facts:
a. Degree of departure of proposed residential planned unit development from surrounding residential areas in terms of character and density.
b. compatibility within the residential planned unit development and relationship with surrounding neighborhoods.
c. Prevention of erosion and degrading of surrounding areas.
d. Provision for future public education and recreation facilities, transportation, water supply, sewage disposal, surface drainage, flood control and soil conservation, as shown in the preliminary development plan.
e. The nature, intent and compatibility of common open space, including the proposed method for the maintenance and conservation of the common open space.
f. The feasibility and compatibility of the specified stages contained in the preliminary development plan to exist as an independent development.
g. The availability and adequacy of water and sewer service to support the proposed residential planned unit development.
h. The availability and adequacy of primary streets and thoroughfares to support traffic to be generated within the proposed residential planned unit development.
i. The benefits within the proposed development and to the general public to justify the requested departure from the standard land use requirements inherent in a residential planned unit development classification.
j. The conformity and compatibility of the residential planned unit development with any adopted development plan of the city.
k. The conformity and compatibility of the proposed common open space, primary residential and secondary nonresidential uses within the proposed residential planned unit development.
(6) Review by city council. Upon receiving the recommendation of the planning and zoning board, the city council shall, at a regularly scheduled meeting, review the recommendation and preliminary development plan and either approve, approve subject to conditions or disapprove the preliminary development plan application. Approval of the preliminary development plan indicates approval of the residential planned unit development zoning, subject to acceptance of the final development plan. The decision of the city council shall be based upon a consideration of the facts specified as review criteria for the planning and zoning board in subsection (b)(5) of this section.
(7) Recordation of preliminary application. If the preliminary development plan application is approved by the city council, a copy of the application and required exhibits shall be filed with the city clerk as a permanent record.