Specific submission requirements may be waived by the Staff Review Committee (SRC) if the Committee judges the requirement to be inappropriate for the particular situation.
(A) Conceptual development plans.
(1) Conceptual development plans drawn to a scale not smaller than one inch equals 100 feet shall include the following as a minimum:
(a) Legal description. Metes and bounds description of parcels if the submission is not within the boundaries of the existing SPA-1 District.
(b) Circulation. Basic route of major pedestrian and vehicular ways within the project and their intersection with existing right-of-way.
(c) Topography. Topography at a minimum of five feet intervals.
(d) Land use. Schematic presentation of basic land uses and their relationship to existing vegetation, topography, and other natural usual aspects of the site including a description of proposed uses in the nonresidential portions of the site.
(e) Density. Net density of the residential areas and an indication of the types of structure, for example, four-family, highrise, garden apartments, attached single family, and the like.
(f) Transition. Description of how transitions will be accomplished between the SPA-1 District and adjacent districts.
(2) The aforementioned information required may be combined in any suitable and convenient manner so long as the data required is clearly indicated. A separate plan or drawing for each element is not necessary, but may be provided at the option of the applicant.
(3) It should be noted that, at the applicant's option, the official request for a zone change could be submitted after approval of the conceptual development plan. This would eliminate the need for metes and bounds descriptions with the conceptual development plan application.
(B) Preliminary development plan. Preliminary development plans drawn to a scale not smaller than one inch equals 100 feet shall be in general conformity to the conceptual development plan and shall include the following as a minimum:
(1) Area. The total area in the project;
(2) Zones. The present zoning of the subject property and all adjacent properties;
(3) Rights-of-way and easements. All public and private rights-of-way and easement lines located on or adjacent to the subject property which are proposed to be continued, created, enlarged, relocated, or abandoned;
(4) Topography. Existing topography and approximate delineation of any topographical changes shown by contour with intervals not to exceed five feet;
(5) Residential uses. Delineation of all existing and proposed residential areas in the project with a statement indicating net density of the total projects. Location and description of the various housing types (for example, townhouse, fourplex, garden apartment, and the like) including approximate heights of typical structures and the approximate number of units by housing types. Minimum living area of various types of dwelling units and percentage mix of each type.
(6) Nonresidential uses. Delineation of all existing and proposed nonresidential buildings, structures, and uses in the project:
(a) Commercial uses. Location and types of all uses including approximate number of acres, gross floor area, and heights of buildings.
(b) Open space recreation. The approximate amount of area proposed for common open space, including the location of recreational facilities and identification of unique natural features to be retained.
(c) Other public and semi-public uses. Location and type of all uses, including approximate number of acreage and height of building.
(7) Pedestrian circulation. Location of proposed pedestrian walkways, identifying approximate dimensions.
(8) Streets. Location of proposed streets, identifying approximate dimensions of pavement, right-of-way widths, and grades.
(9) Utilities. Location of all existing and proposed water, sanitary sewer, and storm drainage lines, indicating approximate pipe size. Indication should also be given regarding the provision of electric and telephone service.
(10) Utility available. Certification from appropriate water, sewer, gas, and electric agencies that services will be available at the expected time of development.
(11) Soil types. Identification of the soil types and geological formation of the subject property, indicating anticipated problems and proposed methods of handling said problems.
(12) Other. Other information that may be determined necessary for description or to insure proper integration of the proposed project in the area.
(13) Parking and loading. General size and location of parking and loading facilities.
(14) Development schedule. A schedule of development, including the staging and phasing of:
(a) Residential. Residential area, in order of priority, by type of dwelling units.
(b) Public facilities. Streets, utilities, and other public facility improvements, in order of priority.
(c) Dedication. Dedication of land to public use or set aside for common ownership.
(d) Nonresidential buildings. Nonresidential buildings and uses, in order of priority.
(C) Final development plan.
(1) The final development plan drawn to scale of not smaller than one inch equals 50 feet shall be in substantial conformity to the conceptual development plan and shall include the following as a minimum:
(a) Topography. The existing and proposed finished topography of the subject property shown by contours with intervals not to exceed one foot. Where conditions exist that may require more detailed information on the proposed topography, contours with intervals of less than five feet may be required by the Planning Commission.
(b) Residential. All housing units on the subject property showing location, height, and elevations of all buildings indicating the number of units in each building, the living area in each dwelling unit, and location, arrangement, and dimensions of all lots.
(c) Nonresidential. Location, height, arrangement, and identification of all nonresidential buildings and uses on the subject property and, where applicable, location and arrangement of all lots with lot dimensions.
(d) Open space and recreational. Location and arrangement of all common open space areas, and recreational facilities, including lot dimensions. Methods of ownership and operation and maintenance of such lands shall be identified.
(e) Landscaping. Landscaping features, including identification of planting areas and the location, type, and height of walls and fences.
(f) Signs. Location of signs indicating their orientation, size, and height in enough detail to assure reasonable compatibility throughout the project;
(g) Utilities. All utility lines and easements:
1. Water. Water distribution systems, including line sizes, width of easements, type of pipe, location of hydrants and valves, and other appurtenances.
2. Sanitary sewer. Sanitary sewer system, including pipe size, gradients, type of pipes, invert elevations, location and type of manholes, width of easements, the location, type, size, and capacity of all lift or pumping stations.
3. Other utilities. Other utilities (for example, electric, telephone, cable TV, and the like) including the type of service and the width of easements.
(h) Parking and loading. Location of all off-street parking, loading or unloading, and driveway areas, including cross-sections, the type of surfacing, dimensions, and the number and arrangement of off-street parking, and loading or unloading spaces.
(i) Circulation system:
1. Pedestrian. Pedestrian walkways, including alignment, grades, type of surfacing, and width.
2. Streets. Public and private streets, including alignment, grades, type of surfacing, width of pavement and right-of-way, geometric details, and typical cross-section.
(j) Development schedule. A schedule of development, including the staging or phasing of:
1. Residential. Residential area, in order of priority, by type or dwelling unit.
2. Streets. Streets, utilities, and other public facility improvements, in order of priority.
3. Public/common area. Dedication of land to public use or set aside for common ownership.
4. Nonresidential uses. Nonresidential buildings and uses, in order of priority.
(2) The aforementioned information may be combined in any suitable and convenient manner that clearly presents the required data.
(Ord. 10-1986, passed 5-19-86)