§ 2.3. PD site plans.

A.

Delegation to commission. The commission hereby is delegated the authority to approve, conditionally approve, or deny PD site plans and all amendments thereto, subject to appeal to the council. Any site plan subject to a request for variances or other modifications that are reserved for the council by these PD regulations shall be decided by the council upon recommendation of the commission.

B.

Submittal requirements. The following requirements apply to each application for PD site plan approval:

1.

Size. PD site plans shall be prepared on one or more standard sheets of sizes of 30 inches by 42 inches or 24 inches by 36 inches and at an engineering scale of one inch equals 100 feet or larger. If multiple sheets are required, an overall plan shall be submitted as well (which may be to any scale). PD site plans shall be prepared by a registered engineer, architect, or landscape architect.

2.

General information.

a)

North arrow;

b)

Total site acreage;

c)

Submission date;

d)

Scale (written and graphic);

e)

Vicinity map;

f)

Names, addresses, and telephone numbers of designer, engineer, developer, and owner;

g)

A boundary survey of the site with the location of proposed land uses;

h)

Adjacent subdivision names and property lines; and

i)

Adjacent land uses and structures.

3.

Structures.

a)

Location, dimensions, and use of all existing facilities and proposed building sites;

b)

Setback and separation distances between building sites;

c)

Proposed construction type and facade materials for all multi-family and nonresidential buildings (the commission may require elevations and perspective drawings);

d)

Proposed density of each use;

e)

Proposed location of screening along public roadways shown on the PD concept plan;

f)

Location and types of signs, including lighting and heights;

g)

Elevation drawings citing proposed exterior finish materials; and

h)

Location of solid waste collection facilities.

4.

Streets and sidewalks.

a)

Location and width of all rights-of-way and easements;

b)

Location and dimensions of all pavement and curbing;

c)

Location and width of all sidewalks;

d)

Location and width of all ingress/egress points;

e)

Location and width of all medians and median breaks;

f)

Location of any special traffic regulation facilities;

g)

Location of fire lanes; and

h)

Street names on proposed streets.

5.

Off-street parking and loading areas.

a)

Number, location, and dimension of spaces;

b)

Type of surface material of parking facility;

c)

Dimension of aisles, driveways, maneuvering areas, and curb return radii;

d)

Distance between spaces and adjacent rights-of-way;

e)

Location of all existing and proposed fire lanes and hydrants; and

f)

Proposed lighting diagram.

6.

Landscaping.

a)

Location and size of major tree groupings and existing hardwood trees of four inches caliper or greater, and other protected trees as specified in article IX, Tree Preservation, noting whether they are to be removed or retained;

(Ord. No. 06-14, 4-17-2006)

b)

Location and size of proposed plant materials, including paving, together with type and species of plants;

c)

Number and type of each landscape element;

d)

Height and type of all fencing or buffering;

e)

Height of all planters, sculptures, and decorative screens;

f)

Location and type of trash receptacle screening;

g)

Location and type of lighting for streets, signage, and parking areas; and

h)

Location of visibility triangles, where required.

7.

Drainage.

a)

Direction of water flow;

b)

Quantity of on-site and off-site water generation;

c)

Topographic contours at a minimum of five-foot intervals;

d)

Points of concentrated water discharge;

e)

Areas where special design and construction may be necessary due to slope or soil conditions;

f)

Location and design of all water detention and drainage areas; and

g)

Drainage ways, creeks, and limits of the 100-year floodplain and floodway as shown on current FEMA mapping or the city's master drainage plan, including location and acreage, together with a general plan for accommodating flood waters and drainage.

8.

Preliminary service plan.

a)

A preliminary drainage plan of the area showing the size and location of each existing and proposed drainage way and retention or detention area. If no development plan has been required and approved by the council, the drainage plan shall incorporate the requirements of the preliminary drainage study;

b)

The proposed method of providing water and sewer service; and

c)

If no development plan has been required and approved by the council, an updated traffic impact analysis.

9.

Special exceptions. A list of the development standards, if any (whether in the PD ordinance or in the then-existing ordinances, rules, or regulations of the city that apply to development within the PD District), for which the applicant is seeking a special exception by the council as part of the PD site plan approval process.

C.

Commission decision. The commission shall approve, approve subject to conditions, or deny each PD site plan.

(Ord. No. 06-14, 4-17-2006)

D.

Approval criteria. The commission, in approving, conditionally approving, or denying a PD site plan, shall consider the following criteria:

1.

The plan complies with the applicable PD concept plan or development plan, if any, and with the PD ordinance, expressly including conditions attached to the concept plan, development plan or PD ordinance;

2.

The plan complies with the standards and conditions of this Unified Development Code and other ordinances, as well as other rules and regulations of the city (to the extent that such standards and conditions are applicable to development within the PD District);

3.

If no development plan was required and approved by the council, the traffic estimated to be generated by the plan is generally consistent with the original council-approved traffic impact analysis;

4.

If no development plan was required and approved by the council, the plan includes the necessary on-site or adjacent traffic improvements to accommodate traffic generated by the plan (e.g., turn lanes, stacking lanes, signalization, etc.);

5.

If no development plan was required and approved by the council, the preliminary drainage study for the plan indicates that the proposed development can be achieved without increasing the upstream or downstream water surface elevation on property owned by third parties and that detention and drainage areas can be improved in a manner approved by the council; and

6.

Landscaping promotes continuity and unity consistent with the landscape plan for the development and encourages views to public open space and public landmarks.

(Ord. No. 10-14, § 62, 7-6-2010)

E.

Conditions. The commission, or the council on appeal, may establish such conditions to the approval of a PD site plan as are reasonably necessary to ensure that the approval criteria are met.

F.

Appeal from commission action. If the commission approves a PD site plan with conditions or if it disapproves a PD site plan, the applicant may appeal the decision to the council by filing a written request with the city secretary within ten days after the commission's decision.

G.

Variances. The granting of variance for Planned Development District regulations shall be the purview of city council, not the board of adjustment. If the applicant requests a variance from PD ordinance standards or other ordinance requirements, the variance request will be forwarded to the council with the commission's recommendation for decision. Procedures and criteria for approval shall be those applicable to special exceptions under article II, section 8.5, Criteria for Granting Special Exceptions.

(Ord. No. 06-14, 4-17-2006)