A. Purpose. The purpose of a CDP is to enable a prospective development applicant to demonstrate how a proposed PUD, at an initial conceptual stage, will comply with the requirements set out in Chapter 3, Subsection 4, Planned Unit Development, and Chapter 4, Subchapter 4, Design Standards, and other relevant requirements of this Title. The City will determine if the substance of the PUD concept may result in the public deriving adequate benefits to justify an alternative approach to development design than possible under conventional zoning standards. City staff will provide the prospective applicant with feedback and direction should he choose to proceed with a Preliminary Development Plan (PDP). The CDP will not contain the level of detail required for Preliminary and Final Development Plans for a PUD and generally will not exceed the submittal requirements in this Section, although a prospective applicant may voluntarily submit more detailed information to convey the concept of a proposed PUD.
B. Applicability. A CDP shall be submitted prior to the submittal of any other application or plat in which PUD approval is requested.
C. Submittal Requirements. A CDP application shall provide the information set out in Chapter 3, Subchapter 4, Planned Unit Developments, and the following additional information:
1. Existing and proposed land uses, their relationship to each other, and to surrounding uses. This plan may take the form of a “bubble” map that shows proposed use types in an approximate fashion, including tentative circulation diagrams and anticipated buffers or screening.
2. A map depicting physiographic information for the subject property such as soil types, topography and any severe slopes, geology, vegetation, flood plain boundaries and the location and availability of water and sanitary sewer services.
3. A written narrative that includes:
a. The approximate number of acres of each type of land use.
b. The character, density, and intensity of dwellings, structures, and uses on each section of the PUD.
c. Justification for the proposed uses, density and/or intensity in relation to existing or proposed surrounding uses.
d. Proposed phasing of the development, if any, and a general indication of the expected development schedule.
e. General discussion of the anticipated impacts that build-out may have on community facilities and the measures necessary to address those impacts.
D. Process. City staff reviews the CDP and prepares an informal report with comments and questions for the applicant. The purpose of the staff/applicant interaction is to identify strengths, weaknesses and potential issues with the prospective application at an early stage, and these may be discussed further through meetings between the applicant and staff.
1. The applicant may request to provide a preliminary presentation regarding the CDP during a regular Planning Commission meeting. Commissioners may ask questions of the applicant but should direct all comments to the City Planner involving issues that should be addressed, or additional information or details that should be provided, during the PDP process to facilitate Commission review and decision.
E. Review Criteria. The CDP application shall be reviewed based on the PUD rationale and purposes set out in Chapter 3, Subchapter 4, Planned Unit Developments, and the ability of the CDP to adhere to the following criteria at a conceptual level of review pending further details:
1. The CDP will further the objectives of the Comprehensive Plan and other City plans.
2. The CDP will be compatible with, or blend into, the development pattern and intensities in the area, or will establish a more desirable pattern in terms of implementing City plans.
3. Adequate public services are available or may be extended to serve the PUD.
4. The PUD design and proposed amenities will provide a high quality environment.
5. Streets will have the capacity to serve the proposed development and are consistent with the Major Street and Highway Plan.
6. Geologic hazard areas, steep slopes, open spaces, and natural resources will be appropriately protected from the impacts of development.
7. Any off-site street or utility improvements necessary to adequately serve the development are identified at a conceptual level, as set out in Title 12, Chapter 4, Developer and City Responsibilities.
F. Effect of CDP Process.
1. City staff will not approve or deny any CDP, but will offer comments and recommendations to address the review criteria in Subsection E above, to facilitate the preparation of a Preliminary Development Plan as set out in Section 11-9-10, below.
2. Completion of the CDP process shall not provide any vesting for the development or obligate the City to approve a Preliminary or Final Development Plan when each is submitted. (Ord. 746, 11-14-2017)