A. Submit Preliminary Design Plan To Zoning Administrator:
1. Required: Following concept plan approval, the applicant shall submit a preliminary design plan application to the zoning administrator. The preliminary design plan shall provide design solutions to problems identified in the approved concept plan and the design process. The planning commission shall either recommend the plan or recommend the plan with conditions to the city council, or reject the preliminary plan. The city council shall either approve the preliminary plan or approve the preliminary plan with conditions or reject the preliminary plan.
2. Document Requirements: The following items shall be submitted in an application to the zoning administrator for preliminary design plan review:
a. A preliminary title report covering the entire land in the proposed project, or other approved evidence of title insurability.
b. Evidence that the applicant has sufficient control and financial capability over the land to effectuate the proposed use.
c. When applicable, letters from the public agencies which will provide water and sewer service to the proposed development. The letter should state what type, if any, of interim system will be allowed until full service can be provided by the public agency; and that potable water will be available to the developer in quantities and quality as required by state requirements for the project.
d. A letter from each utility company serving the project, stating that they have reviewed the plan and are setting forth their comments concerning the extent of services availability, the design of utility easements, and the approximate costs to the developer. A copy of the plan approved by the utility company shall be returned, initialed and stamped by the company.
e. Statement of the estimated starting and completion dates for each phase of development, including proposed grading work and any landscape work.
f. A copy of proposed protective covenants, articles of incorporation, association or condominium.
g. Tabulations showing the square footage and percent of total area proposed in:
(1) Off street parking;
(2) Streets;
(3) Developed parks;
(4) Natural open spaces or undeveloped parks.
h. Tabulations showing the square footage and percent of area covered by buildings.
i. Tabulations showing the square footage and total floor space by type of use, i.e., residential, commercial, industrial, etc.
j. Copies of any agreements with adjacent property owners relevant to the proposed subdivision.
k. Appropriate supporting documents showing compliance with state air emissions and water discharge standards.
l. An adequate traffic report prepared by a qualified traffic engineer when required by the planning commission.
B. Project Design Information And Plans:
1. A drawing to scale not smaller than one hundred feet to the inch (1" = 100'), and shall show a north arrow. (Ord. 93-5, 7-6-1993, eff. 7-15-1993)
2. For developments that are not within the sensitive lands area, a soils data report from a registered soils engineer, engineering geologist or other qualified person, based upon adequate test boring or excavations within the proposed project. (Ord. 01-05, 4-3-2001)
3. The proposed name of the development.
4. The location of the development as it forms part of a larger tract or parcel. The submittal shall include a sketch of the prospective future street system of the unplatted portion of the property, and the street system of the part submitted shall be considered in light of adjustments and connections with the future street system of the surrounding area and in accordance with the city general plan.
5. A vicinity map of the proposed subdivision, drawn at a scale of five hundred feet to the inch (1" = 500'), showing all lots and streets in the project, and all abutting streets, with names of the streets.
6. The names and addresses of the subdivider, the engineer or surveyor of the development, and the owners of the land immediately adjoining the land to be developed.
7. A contour map at intervals of at least two feet (2'), showing all unusual topographic features with verification by a qualified engineer or land surveyor.
8. Certification of the accuracy of the preliminary plat of the development and any traverse to permanent survey monuments by a land surveyor, registered to practice in the state.
9. The boundary lines of the tract to be subdivided, with all dimensions shown.
10. Existing sanitary sewers, storm drains, subdrains, culinary and secondary water supply mains and culverts and other utilities within the tract or within one hundred feet (100') thereof.
11. The location, widths and other dimensions of proposed streets, alleys, easements, parks, and other open spaces and lots with the size of each lot in square footage and proper labeling of spaces to be dedicated to the public.
12. The location, principal dimension, and names of all existing or recorded streets, alleys and easements, both within the proposed project and within one hundred feet (100') of the boundary thereof, showing whether recorded or claimed by usage; the location and dimensions to the nearest existing bench mark or monument, and section line; the location and principal dimensions of all watercourses, public utilities, and other important features and existing structures within the land adjacent to the tract to be developed, including railroads, power lines and exceptional topography.
13. The location of existing bridges, culverts, surface or subsurface drainageways, utilities, buildings or other structures, pumping stations or appurtenances, within the subdivision or within two hundred feet (200') thereof, and all known wells or springs (consult state engineer's office), and location of the 100-year floodplain as determined by the federal emergency management agency (FEMA).
14. Proposed off site and on site culinary and secondary water facilities, sanitary sewers, storm drainage facilities, and fire hydrants.
15. Boundary lines of adjacent tracts of unsubdivided land within one hundred feet (100') of the tract proposed for subdivision, showing ownership and property monuments.
16. If the site requires substantial cutting, clearing, grading or other earthmoving operations in the construction of improvements, the application shall include a soil erosion and sedimentation control plan prepared by a registered civil engineer.
17. Location and size of all existing and proposed easements, including solar, utility lines, water and sewage lines, storm drains and facilities, watercourses, irrigation systems, land drains, etc.
18. Dimensioned parking layout showing location of individual parking stalls, driveways and other areas of ingress and egress.
19. Grading plan showing existing and proposed contour lines at no greater than two foot (2') intervals at a scale of not less than one inch equals one hundred feet (1" = 100').
20. Landscaping plan. Generalized landscaping plans for the site and, if appropriate, information relating to the landscaping on adjacent or surrounding areas affected by the proposed development. Such landscaping plans shall be prepared by a qualified professional team showing:
a. Distribution of plant material, existing trees, as related to energy conservation and solar access, and work involved as related to slope control and/or physical environment;
b. Special effects and decorative materials;
c. Automatic irrigation systems (sprinkler, bubblier, etc.);
d. Recreation equipment. (Ord. 93-5, 7-6-1993, eff. 7-15-1993)
21. Stormwater drainage plan by which the subdivider proposes to handle stormwater drainage for an event with a ten (10) year return period for all storm drain pipe, and for an event with a one hundred (100) year return period for all storm drain detention basins. (Ord. 07-01, 1-9-2007)
C. Review Procedure For Preliminary Design Plan:
1. The zoning administrator shall, upon receipt of the complete preliminary design plan submission, distribute copies of the plan to the city engineer, other members of the development review committee, and to such other governmental departments and agencies for review and comment as in the opinion of the planning commission or zoning administrator may contribute to a decision based on the best information for the public interest. (Ord. 93-5, 7-6-1993, eff. 7-15-1993; amd. 2012 Code)
2. Failure of any of the recipient departments or agencies to respond to the zoning administrator with comments concerning the development within fourteen (14) days of receipt of a copy of the preliminary design plan application from the planning commission shall be construed as indicating that such agency or department has no adverse concern with the proposed development.
3. The planning commission shall consider the application for preliminary design plan approval at its next regularly scheduled public meeting following a forty five (45) day review and processing period, except as may be limited by planning commission agenda, or as may be scheduled otherwise by the chairperson of the planning commission or the zoning administrator. This review and processing period shall be measured from the date on which the preliminary design plan application is determined by the zoning administrator to be substantially complete.
4. The planning commission shall approve only those preliminary design plans which the commission finds:
a. To be developed in accordance with the intent, standards and criteria specified in this title and other applicable regulations.
b. To conform to an approved concept plan.
c. To create no substantial financial hardship to the city.
d. To create no substantial environmental consequence which will adversely impact upon adjacent properties and the health, safety or welfare of the inhabitants of the city when weighed against the positive impacts of such development.
e. To mitigate possible adverse impacts from the proposed development, the planning commission shall determine from a review of the preliminary design plan whether the soil, slope, vegetation and the drainage characteristics of the site are such as to require substantial cutting, clearing, grading, and other earthmoving operations in the construction of the development, or otherwise threaten an erosion hazard and, if so, the planning commission shall require the developer to provide soil erosion, geological hazard and sedimentation control plans and specifications. Such control plans and specifications shall be prepared by a qualified professional team with the costs of preparation of such plans and specifications being borne by the developer. Also, when in the opinion of the planning commission public facilities should be constructed within the boundaries of a proposed development for the benefit of the community as established in the comprehensive general plan of the city, the developer shall reserve a site appropriate in area and location for such public facility.
f. After review of the preliminary design plan at a public meeting, the planning commission and then the city council shall approve, disapprove, or approve with conditions, the preliminary design plan, and notify the developer of such action, or may postpone action to allow the developer time to provide materials or additional information needed by the planning commission, to then determine appropriate action. (Ord. 93-5, 7-6-1993, eff. 7-15-1993)