(A) Intent. It is the intent of this planned unit development section to provide design flexibility by allowing substantial variances from the provisions of the city ordinances relating to land use, subdivision and development, including similar regulations, but not parking requirements, off-street loading or necessary screening. The variances, if granted, shall be fully consistent with the general intent and purpose of the city ordinances relating to land use, subdivision and development, including the provisions of this chapter. It is not the intent of this section to increase overall density beyond the limits imposed by the other sections of this Zoning Code.
(B) Definition. For the purpose of this chapter, the following definition shall apply unless the context clearly indicates or requires a different meaning.
PLANNED UNIT DEVELOPMENTS. Include all developments having two or more principal uses or structures on a single parcel of land; and may include townhouses, apartment projects involving more than one building, residential subdivision submitted under cluster zoning provisions, multi-use structures such as an apartment building with retail at ground floor level, commercial type developments, industrial type developments, mixed residential and commercial type developments and similar projects.
(C) Exclusion from certain requirements. Planned unit developments may be excluded from certain requirements of the city ordinances relating to land use, subdivision and development, including the provisions of this chapter, providing:
(1) A general development plan as provided by divisions (F) and (G) below is approved by the City Council;
(2) The City Council shall find that the proposed development is fully consistent with the purposes of the city ordinances relating to land use, subdivision and development, including the provisions of this chapter and in conformity to the comprehensive plan;
(3) Adequate performance bonds or other security shall be given to the city to secure completion of the development as provided by the general development plan by the City Council; and
(4) Planned unit development permit is granted.
(D) Preliminary review.
(1) Application for preliminary review. Before applying for a planned unit development permit, the developer shall first apply for preliminary review of the proposed development. The application shall be accompanied by payment of a preliminary review fee in an amount established by resolution of the City Council. The application shall be filed with the City Clerk-Administrator or the Zoning Administrator. The application shall include the following information relating to the property, developer and the proposed development, and may include such further information as the developer deems appropriate to preliminary review the proposed planned unit development.
(2) Submission of standards. Reports shall be spiral or three-ring looseleaf bound and submitted on eight and one-half by 11-inch size paper, vertical format. The scale of maps shall be at least one inch to 200 feet. Maps for sites less than 50 acres shall be at least one inch to 100 feet.
(3) Site information. A sketch plan shall be submitted showing the location of the site, size of the site, utilization of land adjacent to the site, existing buildings on the site, significant topographical and physical features of the site, proposed site, proposed general street layout and proposed general lot layout.
(4) Existing buildings and adjacent uses. If the developer contemplates the retention of existing buildings or extension of facilities or utilities serving adjacent uses, these facts shall be documented.
(5) Developer information. The following information shall be submitted.
(a) Ownership. The developer shall have a property interest in the site which shall consist of a fee simple title or an option to acquire fee simple title, or a leasehold interest in excess of 30 years, or a substantial interest in a joint venture agreement, real estate investment trust or other real estate syndication which has or can obtain a fee simple title, or a marketable title subject to certain restraint which will not substantially restrict its development within a reasonable time. All mortgages including purchase money mortgages, all easements restricting land use, all liens and all judgments which may affect the site shall be documented. The applicant shall supply proof of existing ownership consisting of an abstract of title, certified currently, a current certificate of title, or an attorney’s title opinion based thereon, together with any unrecorded documents whereby the applicant acquired a legal or equitable property interest.
(b) Development experience. The developer shall submit information of personal experience in real estate development to include all corporations now or formerly in existence in which the developer exercised substantial control. If the developer has not had any previous experience in real estate development, he or she shall submit such evidence as is necessary to demonstrate his or her competence to undertake the proposed development.
(c) Financial capability. The developer shall submit certified evidence of present financial position to include existing or proposed credit sources for land acquisition, construction and permanent financing. No developer shall be approved unless it can be shown that he or she possesses or has the ability to acquire sufficient funds for the development of the site.
(d) Neighboring landowners. The applicant shall submit a licensed abstractor’s certificate showing the names and addresses of the record owners of all property located within a minimum of 500 feet of all the contiguous property in which the applicant has legal or equitable property interest.
(6) Planning Commission action. Within 45 days after the first regular meeting after the application for a preliminary review has been submitted to the City Clerk-Administrator or Zoning Administrator, the Planning Commission shall give preliminary review approval to the proposed plan, reject the proposed plan or request specific additional information. The Planning Commission shall also establish the process necessary for completion of a general development plan and shall notify the applicant of which alternative process (division (F) or (G) below) or parts of the development plan process that will be applicable to his or her project. As soon as is reasonably practical, the City Clerk or Zoning Administrator shall inform the applicant of the action taken by the Planning Commission, in writing, accompanied by a copy of the resolution or minutes of the Planning Commission stating its reasons therefor. If additional information is requested, the Planning Commission shall accept or reject the preliminary review within 30 days of such request. If the preliminary review is accepted, the developer may proceed to apply for a permit for a planned unit development.
(E) Application for approval of planned unit development permits.
(1) Fee. The fee for a planned unit development general development plan review shall be established by resolution of the City Council.
(2) Preliminary review approval. The applicant shall have secured preliminary review approval by the Planning Commission within the previous year.
(3) Information required. The applicant shall file with the City Clerk-Administrator or Zoning Administrator the information required in division (F) or (G) below, whichever is applicable.
(4) Referrals. Upon receipt of all required information, the City Clerk-Administrator or Zoning Administrator shall refer the same to the Planning Commission and shall refer the applicable portions to the Fire Department, City Engineer and Building Inspector, County Soil and Water Conservation Service, County Planning Commission and such other public bodies, agencies and officials as may be interested or affected. Reports on those aspects of the proposed plan which concern such department or body must be filed with the City Clerk-Administrator or Zoning Administrator within 30 days of the referral thereof.
(5) Action by Planning Commission. The Planning Commission shall thereafter recommend approval of the general development plans as submitted, approval of the application subject to specified modifications or conditions, or recommend denial of the application, within 120 days of the date of application for said permit as per division (E)(3) and (E)(4) above.
(a) Within the period of time the matter is under consideration by the Planning Commission, the applicant shall be allowed to make such amendments to his or her application, including any part of the general development plan or any applicable components thereof, as the Planning Commission shall request or permit.
(b) The affirmative vote of two-thirds of the members of the Planning Commission shall be required for a recommendation of approval of any planned unit development general development plans.
(6) Public hearing. Within the period of time the matter is under consideration, the Planning Commission shall hold a public hearing concerning the particular planned unit development application. At least ten days published notice of said meeting shall be given and notice shall be given by certified mail to all property owners within 500 feet of the property described in the application. Notice shall contain a legal description of the property described in the application.
(7) Action by the City Council. The planned unit development general development plans shall be placed on the agenda of the City Council at its next regular meeting following approval of the planned unit development general development plans by the Planning Commission. The City Council shall take action on these plans within 60 days after such meeting. If it shall determine by resolution that the proposed use will not be detrimental to the health, safety, morals or general welfare of the city and that said use is fully consistent with the purposes of the city ordinances relating to land use, subdivision and development, including the provisions of this chapter, and in conformity to the comprehensive plan, the City Council may grant such approval. If it approves the plans, the City Council may impose conditions, including time limits it considers necessary. Periodic review of the project and the final permit may be required; the cost of periodic review shall be paid by the permittee. Each project approval shall be granted for a particular use and development, and not for a particular applicant.
(8) Method of withdrawing an application for a permit. Any application for a planned unit development permit may be withdrawn by the applicant at any time prior to filing the required plat thereof in accordance with Chapter 156, or if no platting is required in connection with the planned unit development application, then at any time prior to physical implementation of the approved permit, such as the commencement of construction on the permit site.
(9) Method of amending a planned unit development permit. Any desired change involving structural alteration, enlargement or intensification of the use not specifically allowed by a particular planned unit development permit, or any request for a variance from the specific terms of a previously passed planned unit development permit, shall require that an application be filed for an amended permit and all procedures shall apply as if a new permit was applied for.
(10) Method of cancellation of a planned unit development permit. Any existing approved planned unit development permit shall be deemed to be cancelled if the owner of the land involved in the permit applies for and receives a rezoning with respect to said property prior to the time that there is any physical implementation of the matters covered by the previously approved planned unit development permit. In addition, an existing planned unit development permit shall be deemed to be automatically cancelled in the event that a final plat, if the same is required in connection with the permit, is not filed as required by and in accordance with the terms of Chapter 156 within 120 days following final approval of the planned unit development permit by the City Council. In all other situations, an existing planned unit development permit shall be cancelled and revoked, short of expiring according to its own terms, only upon the event the city acting in accordance with law and due process, taking some rezoning action which supersedes the planned unit development permit.
(F) Requirements of general development plan for large or complex areas.
(1) Submission standards. Reports shall be spiral or three-ring looseleaf bound submitted on eight and one-half by 11-inch vertical format paper. The scale of maps shall be at least one inch to 200 feet. Maps for sites less than 50 acres shall be at least one inch to 100 feet. The number of maps and reports to be submitted shall be specified by the Planning Commission, but shall not exceed 25. All maps shall be reduced and included in the applicable reports. One transparent mylar copy of the final general development plans, should they be approved, shall be filed with the Planning Commission within 60 days of such approval.
(2) Environmental impact. An environmental impact study may be required by state, regional or federal agencies or by the City Planning Commission.
(3) Regional location component map. A map shall be submitted showing the site and its interrelationship with the city.
(a) Said map shall include the location and distance in road miles to the following facilities servicing the site:
1. Elementary school(s);
2. Secondary school(s);
3. Fire company;
4. Police station;
5. Arterial and limited access highways;
6. Recreational areas;
7. Shopping areas;
8. Industrial areas;
9. Public transportation routes, including non-vehicle trails and major transportation depots; and
10. Churches and public buildings.
(b) The names of all property owners within 500 feet of the development site shall be shown on the map attached thereto.
(4) Land evaluation component. The land evaluation component shall consist of a map or maps and accompanying report setting forth the natural limitations on land development including slopes, drainage systems, vegetation, soil types, soil quality and how these limitations are incorporated in the development plan. Said land evaluation component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(5) Land use component. The land use component shall consist of a map or maps and report setting forth the distribution, location and extent of the acres of land devoted to each category of land use proposed as part of the general plan of development. Such uses may include single-family residential, mixed types of residential, neighborhood retail shopping facilities, office facilities, service facilities, education, religious, recreation, public and semi-public facilities or other categories of public or private uses of land. Said land use component shall also contain a descriptive statement of objectives, principles and standards used in its formulation.
(6) Circulation component. The circulation component shall consist of a map or maps and report setting forth the general location, extent and nature of all transportation facilities proposed as part of the general plan of development, all proposed points of inter-connecting access to existing transportation facilities and the present use and design capacities of existing transportation facilities.
(a) Proposed transportation facilities information shall include:
1. Location of paths or bikeways;
2. Location of major and local thoroughfares;
3. Location and definition of trash removal system;
4. Location and definition of industrial and commercial delivery areas and systems;
5. Identification by function of principal arterials, intermediate arterials, minor arterials, collector streets and local streets; and
6. Location and function of one-way street systems, divided roads, left-turn lanes and such other matters as may be related to the provision for the circulation of traffic within the planned area.
(b) The following information pertaining to parking areas shall be shown:
1. Paved areas for all parking compounds;
2. Landscaped areas contained within the parking areas; and
3. Service estimates which show the number of residential units or gross flow area and the number of parking spaces for each area.
(c) Said circulation component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(7) Population component. The population component shall contain a report of the standards of population density and building intensity for the various proposed land uses, including estimates of future population, age and economic characteristics and change within the planned community, correlated with supporting data, shall include but not be limited to dwelling (housing) units per acre for the various residential uses proposed; and square footage by type for the various non-residential facilities, including sufficient data to calculate traffic generation, parking requirements, water consumption, sewage needs and the necessary capacity of related utilities and services traditionally rendered by public or private organizations for a population of such size as is projected for the completed planned development. This report shall contain an analysis indicating the projected marketability of the development in respect to effective demand specifically relating the site to the city. Any public and/or subsidized housing shall be identified to include an explanation of the assistance program and the number of units affected. Said population component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(8) Services and service facilities component. The services and facilities component shall contain a map or maps setting forth the general location and extent of any and all existing and proposed systems for sewage, domestic water supply and distribution, refuse disposal, drainage, local utilities and right-of-way easements, facilities and appurtenances necessary therefor. Said services and facilities component shall also contain a descriptive statement setting forth objectives, principles and standards used for its formulation, as well as a detailed statement describing the proposed ownership, method of operation and maintenance of each such service and facility.
(9) Open space and city facilities component.
(a) The open space and city facilities component map and report shall show:
1. All land dedicated or deed restricted for public or common use showing major trails, acreage and proposed use;
2. Location of all playfields, tot-lots, tennis and handball courts or other recreational facility indicating type and general area of concentrated use;
3. Location of all buildings intended for city, school, religious or institutional use indicating approximate building coverage in square feet; and
4. Location of all existing buildings, historical areas or scenic areas to be preserved.
(b) The report shall contain an explanation of how the common open space shall be maintained including an estimate of additional charges or costs to be paid by each housing unit. The method by which citizen participation is provided in the maintenance of these facilities shall be specified. All improvements to be placed as fixtures upon the land shall be described. A statement of conformance or lack thereof to the requirements of design ratios and common open space shall be included. Said open space and city facilities component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(10) Land coverage and drainage component. A land coverage and drainage component map or maps shall include the location and square feet of all areas of the site to be covered by paving or building roofs, and the proportion of each as related to the total site, and the relation to each watershed existing on an off-site location prior to proposed development.
(a) All areas of the site in which the natural vegetative cover will be altered shall be identified and the proportion by type of change shall be identified with the amount of area in acres and the proportion of each as related to the total site shall be indicated on the map legend.
(b) All drainage areas which occupy 5% or more of the site shall be identified with the amount in acres and the proportion of each as related to the total site shall be indicated on the map legend.
(c) All natural drainage swales, all streams and their contributing watershed shall be identified with the maximum area shown to be covered by water resulting from a rainfall of 15- and 100-year storms.
(d) All improvements including retention basins, ponds, culverts, dams and storm water pipes in excess of six inches shall be located by type.
(e) The report shall include the probable impact resulting from the flow of storm water, including:
1. The projected maximum volumes at the collecting point for each drainage basin shall be calculated for 15- and 100-year storms;
2. The impact of storm water for 15- and 100-year storms upon existing service facilities shall be evaluated in relation to existing storm water capacities; and
3. The impact of storm water for 15- and 100-year storms upon off-site locations shall be described.
(f) The report shall contain certified copies of all necessary easement deeds required for the drainage of storm water onto off-site locations.
(g) This report shall contain an analysis of all improvements including off-site conditions to facilitate the flow of storm water which are included in the land coverage and drainage map. Construction processes shall be specified for systems. Said component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(11) Building quality component. A building quality component shall be submitted consisting of a map or maps, schematic drawings and report showing locations of all buildings with floor elevations, typical building types to illustrate architectural intent and character and the name, address and certification of the architect approving the exhibit.
(12) Legal submissions component. A legal submissions component shall be submitted consisting of the following:
(a) The articles of incorporation and by-laws for any homeowners association, condominium association or other form of non-profit corporation to maintain or advise in the operation of any common space;
(b) Any agreement by which an organization is to serve in the capacity of a trustee;
(c) Typical deed or lease agreement specifying all rights and obligations including required fees to be paid to maintain common open space;
(d) A signed statement establishing the rights of the municipality to substitute for the organization to maintain common open space and to collect the necessary funds;
(e) Copies of all existing or proposed easements and covenants to permit other persons to utilize portions of land or to maintain facilities and/or utility service lines;
(f) Copies of all existing or proposed agreements by which private roads shall be maintained, refuse collected, snow plowed and other supplementary services be provided; and
(g) Copies of all dedications, restrictions and covenants imposed upon the land including reservations in favor of any homeowners association.
(13) Construction order component. A construction order component shall contain a map or maps setting forth the proposed chronological order of construction relating each proposed use and structure to the construction of the various services and facilities as may be required herein. Said component shall include estimated completion dates and shall specify the proposed order of request for utility release or other authority to occupy complete structures so as to provide a basis for determining the adequacy of the related services and facilities which would not require a variance under existing zoning. Said component shall also contain a descriptive statement of the objectives, principles and standards used for its formulation.
(14) Subdivision design component. A subdivision design component shall contain a descriptive statement of principles governing the proposed subdivision of land including lot design for various proposed land uses. This component shall be in sufficient detail so that it can serve as the basis for determining the conformity of any site plan to the general plan of development.
(15) Financial impact component. A financial impact component shall be submitted consisting of a report demonstrating the additional taxes generated by the planned unit development for the city and the school district, the additional financial burden generated by the planned unit development on the school system, Fire Department, Police Department, road maintenance and other increased financial burden on the city. Said component shall also contain a descriptive statement of objectives, principles and standards used for its formulation.
(16) Marketing component. A marketing component shall be submitted which shall consist of a report demonstrating the economic feasibility of the planned unit development including a marketing survey of proposed residential and apartment units, the impact on existing property values, the impact of any other proposed real estate developments in the surrounding area, the amount of federal, state and local subsidy or loan programs utilized by the planned unit development and the impact of such governmental subsidy or loan programs being curtailed or eliminated.
(17) Air pollution component. The air pollution component shall consist of a map and report setting forth the location of all air pollution sources including areas of heavy traffic, parking lots, incinerators and smokestacks. The report shall include the amount of pollution expected from each source and the abatement procedures to be used to control such air pollution. Said component shall also contain a descriptive statement setting forth objectives, principles and standards used for its formulation.
(18) Air conditioning water component. The air conditioning water component shall consist of a report setting forth the source and discharge of any water used for air conditioning.
(19) Social environment component. The social environment component shall consist of a map and report setting forth those design features which will provide privacy, social interaction and security. Said component shall also contain a descriptive statement setting forth the objectives, principles and standards used for its formulation.
(20) Energy component. The energy component shall consist of a report setting forth the total amount of energy to be used by the planned unit development, the relative amount provided from each source, the relative amount utilized by each requirement and those design features which will promote energy conservation. Said component shall also contain a descriptive statement setting forth the objectives, principles and standards used for its formulation.
(21) Additional components. The general plan of development may include as additional components: A recreation component, a public building component providing for consideration for administrative and public safety quarters and such other components indicated by the nature of the particular proposed development.
(G) General development plan for small areas. If a proposed development is less than 50 acres and is not complex, the Planning Commission may, in its discretion, waive some parts of the components required in division (F) above, provided no less than the following information is submitted:
(1) Complete details of the proposed site development, including location of buildings, driveways, parking spaces, dimensions of the lot, lot area and yard dimensions;
(2) Complete landscaping plans including species and size of trees and shrubs proposed;
(3) Complete plans for proposed sidewalks to service parking, recreation and service areas within the proposed development;
(4) Projected population;
(5) Complete plans for sewer, water, gas, phone and electrical systems and capacity of existing systems and probable impact on them;
(6) Complete plans for proposed storm water drainage systems sufficient to drain and dispose of all surface water accumulations within the area;
(7) Preliminary architectural plans showing the floor plan and elevations of the proposed buildings;
(8) Complete plans and specifications for exterior wall finishes proposed for all principal and accessory buildings;
(9) Complete data as to dwelling unit sizes and ratios of dwelling units to total lot space;
(10) A projected development schedule to include the number of housing and business or industrial units to be constructed and the duration of the building time. These estimates shall be in accordance with an existing development estimate based upon projected demand and service capabilities and accepted by the reviewing agency to guide development growth;
(11) Complete transportation plan and capacity of existing systems and probable impact on them; and
(12) Complete results of soil testing as to type and quality.
(H) General.
(1) Records. The City Clerk-Administrator shall maintain a record of all permits issued including information on the use, locations, conditions imposed, time limits, review dates and such other information as may be appropriate. Planned unit development permits granted shall be clearly noted on the city zoning map and shall be recorded with the County Recorder or Registrar of Titles.
(2) Certification of plans required. Any plan submitted shall be certified as follows:
(a) Mechanical systems, electrical systems and all structural systems shall be designed and certified by a registered professional engineer; and
(b) All building and site plans shall be designed and certified by a registered architect or registered engineer. The site plans may be prepared by a professional site planner, but a registered architect or engineer must certify that he or she has reviewed the site and designed the proposed buildings in accordance with the site plans, the terrain and neighboring conditions, and in accordance with the Building Code.
(3) Time limits. No application which was subsequently denied shall be resubmitted for a period of six months from the date of said order of denial. If a time limit or periodic review is included as a condition by which a permit is granted the permit shall be reviewed by the Planning Commission at the specified time, at a public hearing, with notice of said hearing published at least ten days prior to the review. It shall be the responsibility of the City Clerk-Administrator or Zoning Administrator to schedule such public hearings and the permittee shall be required to pay for said review.
(4) Bonding to assure conformance to general plan of development and agreements. To assure that any improvements specified as part of the general plan of development (or necessary as a prerequisite to a utility release) are completed under the terms of said plan or each phase as outlined in the construction order component or in any agreements executed according to the provisions of this chapter, the applicant shall post a corporate surety bond, cash bond or other adequate security guaranteeing the faithful performance of work or agreements, and the payment of any costs in an amount set by the City Council not to exceed 120% of the expected cost of improvements. Furthermore, prior to certification of the site plans required by this chapter, the City Council shall also determine the amount of corporate surety bond, cash bond or other adequate security as required by this chapter. Said corporate surety bond, cash bond or other adequate security shall cover each separate facility, landscaping or utility as required as part of each phase of development, as the case may be; provided however, that part of the corporate surety bond, cash bond or other security may be released when any specific part of each phase is completed.
(5) Effect of minimum area requirements on conveyed lots or building sites. In the event any real property in the approved permit is conveyed in total or in part, the buyers thereof shall be bound by the provisions of the planned unit development permit and the general development plan constituting a part thereof; provided however, that nothing herein shall be construed to create non-conforming lots, building sites, buildings or uses by virtue of any such conveyance of a lot, building site or part of the development created pursuant to and in conformance with the planned unit development permit. Subsequent structural additions or alterations may be made provided the provisions of the planned unit development permit, this chapter and other applicable ordinances are adhered to.
(6) Final plat. Unless the requirement for a final plat be waived, all applications for a planned unit development permit shall be required to file with the County Recorder of Deeds and Registrar of Titles, a plat of said planned unit development complying with all of the requirements of Chapter 156, except to the extent that the City Council may have given specific permission to the effect that specific portions of Chapter 156 need not be complied with. Such required plats shall contain on their face a cross-reference to the final approved planned unit development permit (and general plan of development made a part thereof) on file and shall be filed within 120 days after the date of the action giving final approval to the planned unit development permit.
(7) Private streets. Whenever it does not contradict the provisions of the city ordinance relating to land use, subdivision and development, including the provisions of this chapter as it relates to an adopted transportation plan or the protection of opportunities for reasonable development of surrounding land adjacent to a development proposed in a planned unit development application, streets which are intended to be kept continuously closed to public travel or are at all times posted as private streets, may be retained as private streets and so reflected upon the final plat made a part of the planned unit development permit; provided an agreement is entered into between the owner of said private streets and the city assuring that the construction, operation and maintenance of said streets will be accomplished in accordance with approved standards.
(8) Staged developments. It is recognized that certain planned unit development permits may involve construction over a long period of time. If it is proposed to develop a project during a period which will exceed two years, the applicant may request permission to submit detailed information respecting only the first stage or stages of the project. If permission pursuant to such a request is granted, a separate public hearing shall nevertheless be required, respecting each successive stage of the project as the same is reached, and detailed plans shall be submitted in accordance with the approved construction order component forming a part of the planned unit development permit.
(I) Certificate of compliance for site plans and building plans.
(1) Requirements for site plans. Prior to specific building permits being issued, the applicant shall file five complete and detailed site plans for which building requirements will be required with the Zoning Administrator. Each such site plan shall include refinements of all pertinent data required as a part of the general development plan constituting a part of the planned unit development application, and all pertinent data required by this chapter and the Uniform Building Code, including but not limited to:
(a) Site plan drawn to scale showing parcel and building dimensions;
(b) Location of all buildings and their square footage;
(c) Curb cuts, driveways, access roads, parking spaces, off-street loading areas and sidewalks;
(d) Finished grading and drainage plan sufficient to drain and dispose of all surface water accumulated in the area;
(e) Sanitary sewer plan with estimated daily flow rates;
(f) Landscaping and screening plans;
(g) Soil type and soil limitations for the intended use. If severe soil limitations for the intended use are noted, a plan or statement indicating the soil conservation practice or practices to be used to overcome said limitation shall be made prior to the permit application;
(h) Plans and specifications for distribution and service lines for public water supply to each lot, if any, or building site, wells or other sources of supply, reservoirs, pumping station; and if a private facility, a proposed agreement to assure continued operation and maintenance in accordance with applicable state law and city ordinances;
(i) Plans and specifications for sewage and all liquid or solid waste storage and disposal facilities, including main and secondary collection lines and stub-offs from the secondary collection lines to the property line of each potential lot, if any, or building site and pumping station;
(j) Type, placement and number of street names and signs and traffic safety signs;
(k) Type, placement and number of street, highway, way and alley lighting devices;
(l) Barricades and other safety devices;
(m) Location and type of construction or permanent fencing along any lot or site abutting a river, creek, open storm drain, lake or other body of water or channel and its appurtenant works; and
(n) Such other information as requested by the Zoning Administrator.
(2) Development plans. The application shall be accompanied by development plans of the proposed use showing such information as may be necessary or desirable, including but not limited to those listed below. These plans shall contain adequate information upon which the Planning Advisory Commission can determine the proposed development will meet all development standards if the project proceeds in accordance with such plans:
(a) Site plan drawn to scale showing parcel and building dimensions;
(b) Location of all buildings and their square footage;
(c) Curb cuts, driveways, access roads, parking spaces, off-street loading areas and sidewalks;
(d) Finished grading and drainage plan sufficient to drain and dispose of all surface water accumulated within the area;
(e) Type of business or activity and proposed number of employees;
(f) Proposed floor plan and elevations of any building with use indicated;
(g) Sanitary sewer and water plan with estimated daily flow rates;
(h) Soil type and soil limitations for the intended use. If severe soil limitations for the intended use are noted, a plan or statement indicating the soil conservation practice or practices to be used to overcome said limitation shall be made part of the permit application;
(i) A location map showing the general location of the proposed use within the city;
(j) A map showing all principal land use within 200 feet of the parcel for which the application is being made; and
(k) Any additional data requested by the Planning Advisory Commission or Zoning Administrator.
(3) Proof of ownership. The applicant shall supply proof of ownership of the property for which the planned unit development permit is requested consisting of an abstract of title, certified currently, a current certificate of title, or an attorney’s title opinion based thereon, together with any unrecorded documents whereby the petitioners acquired a legal or equitable ownership interest.
(4) List of property owners. The application form shall be accompanied by an accurate list showing the names and mailing addresses of the record owners of all property located within a minimum of 500 feet of all the contiguous property, verified as to accuracy by the planned unit development permit applicant.
(5) Building permits. Following issuance of the certificate of compliance for the site plans, building permits may be approved for the proposed structures within the approved planned unit development permit area, provided:
(a) The same are in conformance with the planned unit development permit and with the approved planned unit development site plans;
(b) The necessary bonds have been acquired as provided in this section and approved in writing by the City Attorney;
(c) The proposed improvement or building construction is in accordance with the approved order of construction set forth in the construction order component or other specific terms of the planned unit development permit as may be in any way involved respecting a staged development;
(d) Any final plat as may be required by the terms of this chapter has been filed with the appropriate governmental recording agency; and
(e) The proposed structure meets the requirements of applicable codes.
(Ord. passed - -) Penalty, see § 157.999