§ 17.4.220 PRELIMINARY PLAN REVIEW.

   A.   Procedure. Preliminary plan reviews are processed through a Type III procedure.

   B.   Submittal requirements. Applications for a preliminary plan review must contain the information stated below in addition to that required by § 17.1.225.

      1.   General statement. A statement of how the purpose of § 17.4.200 will be achieved by the proposed PD. The statement should include sketches or illustrations of the proposed character of the development , a description of how the PD will relate to surrounding land uses and whether other land use reviews are requested.

      2.   Summary report. A summary report identifying the different land uses, including the amount of land for housing, non-residential uses, open areas, streets and parking; the number and type of housing units; the amount and type of commercial or industrial areas, if any; and a statement of how necessary services will be provided and whether the services will be publicly or privately owned and operated.

      3.   Drawings of existing site conditions. A drawing or drawings must be submitted which display and inventory existing site conditions including the items listed below:

         a.   Ground elevations shown with contour lines at two-foot intervals or less;

         b.   Areas of moderate or severe landslide potential, as identified on city maps or documented by an engineering geologist or geotechnical engineer;

         c.   General soil types as identified on city maps or as documented by an engineering geologist of soils engineer;

         d.   Existing natural features, including rock outcroppings, trees and tree groves , fish and wildlife habitats, ponds, wetlands and watercourses;

         e.   Existing on-site or abutting sanitary sewage, storm drainage and water supply facilities. If such facilities are not on or abutting the site , indicate the direction and distance to the nearest ones;

         f.   Width, location and purpose of all existing easements of record on or abutting the site ;

         g.   A description of the traffic circulation system on or abutting the site , including street sizes, level of improvements and condition of the streets ;

         h.   A description of areas abutting the PD, indicating zoning districts, land uses, densities, circulation systems, public service facilities, natural features and approximate locations of nearby structures ; and

         i.   Any additional information about existing site conditions required for a concurrent subdivision  application .

      4.   PD Site plan . The site plan must include the information stated below:

         a.   Setbacks for houses and the placement and bulk of other buildings ;

         b.   The traffic circulation system, including connections to existing public rights-of-way, off-street parking and the ownership of streets and parking areas;

         c.   Conceptual plans for pedestrian and bicycle circulation systems;

         d.   Conceptual plans for all necessary services, including their location and whether the services will be publicly or privately owned and maintained;

         e.   Conceptual plans for all facilities for the control and disposal of stormwater and groundwater;

         f.   Conceptual plans for the location and design of public and private open areas or structures ;

         g.   Treatment proposed for the periphery of the site , including the approximate amount, location and type of any required landscaping; and

         h.   Conceptual guidelines for multi-family and commercial structures , including such things as building heights , sizes, areas, roof shapes, exterior materials and types of parking areas.

      5.   Phased PDs. PDs being developed in phases require a description of each phase, including the size, uses, timing and infrastructure phasing. Any PD which will require more than 24 months to complete shall be constructed in phases. Each phase shall conform to the phasing plan.

      6.   Drawings. Drawings showing the existing site conditions and the proposed site plan must be at a reasonable size and scale to clearly show all required information. The drawings must display the following:

         a.   Name of the proposed PD;

         b.   Date, north arrow and scale of the drawing;

         c.   Legal description of the PD sufficient to define its location and boundaries;

         d.   Names, addresses and telephone numbers of the owner, applicant and design team; and

         e.   Appropriate identification of the drawing as a preliminary plan.

   C.   Approval criteria. The preliminary plan will be approved if the review body finds that the applicant has shown that all of the following approval criteria are met:

      1.   The plan fulfills the purpose for PDs stated in § 17.4.200;

      2.   The plan meets the submittal requirements of § 17.4.220B.;

      3.   Adequate public services exist or can be provided to serve the proposed PD; and

      4.   Where a tentative subdivision  plat is requested, the requirements of Article 8 are met.

   D.   Time limit. Preliminary plan approval – including all phases - is valid for four years and may not be extended. The four-year period will not begin until any appeals beyond the jurisdiction of the city are completed. Within the four-year time period, the applicant must submit a final development plan for the entire site .

(Ord. 2009-01, passed 3-9-2009; Ord. 2017-12, passed 11-27-2017)