(A) A preliminary development plan must be prepared for all proposed P-D Districts containing residential components and Planning Commission approval of the preliminary development plan is necessary. P-D Districts containing only commercial and/or industrial uses are not required to undergo preliminary development plan review and may begin the review process at the final development plan stage. In considering the preliminary development plan at its public hearing the Commission shall determine whether or not the land uses suggested and their interrelationships are generally acceptable and may approve, modify or deny the proposal based on this review. In any case, approval of the preliminary development plan shall not constitute an endorsement of the proposal's precise location, extent of uses, configuration of parcels or engineering feasibility.
(B) Once a preliminary development plan for a residential P-D District has been approved by the Planning Commission, a final development plan may be submitted to the city. For P-D Districts that do not contain residential components, a final develop-ment plan may be submitted without a preliminary development plan. If subdivision within the district is necessary or if the plan will be implemented in phases then a tentative map is necessary and may be applied for at this time. Once the application has been deemed complete by staff a public hearing before the Planning Commission shall be scheduled. At this hearing the Commission will make a recommendation to the City Council based on a review of the environmental impacts of the plan, the appropriateness and interrelationship of the proposed uses, any effects on traffic circulation due to development of the plan, the quality of the suggested site plan design and other details of the proposed district. A favorable recommendation must include the findings listed in this chapter for a final development plan. In addition the Design Review Board must review all of the design features of a proposal (e.g., architecture, landscaping, signage) and any conditions of approval imposed by the Board shall be added to the recommendation to the Council. At its public hearing the Council may decide to approve or deny the final development plan or return the matter to the Planning Commission for further evaluation. If approved the property shall be rezoned as a P-D District and so indicated on the zoning map for the city.
(C) (1) A use permit shall be required prior to the construction of any phase of an approved P-D District. It is the intent of the use permit to further clarify the details of the development phase being considered and to ensure that each component complies with the established provisions of the district. The use permit is not intended to obtain further exactions of the developer but is to refine the final development plan and implement the conditions of approval attached to the final development plan. Use permit approval shall be required prior to final map recordation for all projects within a P-D District.
(2) A use permit may be granted by the Zoning Administrator or the Planning Commission, provided that the proposed development phase is in substantial conformance with any approved final development plan for that property and the conditions thereof. In approving a use permit for a phase of the P-D District the Zoning Administrator or the Planning Commission may add conditions of approval which are consistent with the intent and provisions of an approved P-D District and help to implement that district. For P-D Districts containing commercial and/or industrial components, a master use permit may be approved which will generally or specifically describe those tenants which may utilize those components.
(Ord. 897-C-S, passed 10-25-94)