A. Conceptual Review Meeting:
1. Purpose: Conceptual review is an opportunity for an applicant to discuss requirements, standards and procedures that apply to a development. Major problems and a course of action for their resolution can be identified before a formal application is made.
2. Applicability: A conceptual review meeting is encouraged for all development proposals, including existing developments that are proposed to have substantial changes. This conceptual review is required for projects in the H25 zone.
3. Conceptual Plan Submittal: A sketch plan of the proposed development that shows the location of the proposal, major use areas, parking areas and access points, landscaping, utility locations, streets and other significant features is drawn. This is brought as the discussion exhibit for the conceptual review meeting.
4. Staff Review And Recommendations: A meeting shall be held at appointed times with the development plan review team and those proposing a development in order to discuss the conceptual plan. After the meeting, the review team shall furnish the applicant with written comments and recommendations to inform and assist the applicant in the preparation of the development application. The information shall include whether the use is permitted or conditional and what the existing zone is, and advise the applicant on the applicable review process.
B. Formal Submittals:
1. Application Forms: All applicants for proposed new development shall complete an application form established by the director and made available to the public.
2. Application Submittal: The application form, fees, plans and other supporting material as required by the city shall be submitted to the planning division. All pieces of the application package and requirements of the submittal forms must be present and verified by the director before the application is accepted. The director may waive items on the application form that are not applicable due to the particular circumstances or conditions of that development proposal.
3. Determination Of Completeness: The planning division, upon receipt of the application, shall determine whether or not the application is complete and ready for review based on the stated requirements for submittal and requests for exceptions to the submittal requirements. If the material that has been submitted is determined to be incomplete, all review of the submittal will be delayed until the planning division receives the necessary material to make the submittal complete.
C. Review Process:
1. Review Requirement: All applications for proposed new development plans shall be reviewed by the development plan review team. If the plan is required to be reviewed and approved by the planning commission or mayor under other provisions of this title, the development plan review team shall submit recommendations to such officials.
2. Department, Division And Agency Review: The director shall within two (2) working days, transmit a copy of the project development plan to each of the reviewing departments, divisions and agencies, with the date that the proposed plan will be discussed at a development plan review team meeting. The reviewing departments and agencies shall submit comments to the director at least two (2) working days before the scheduled meeting, which shall be compiled for presentation and discussion with the applicant at the meeting.
3. Development Plan Review Team Meeting: Within twenty (20) working days after receipt of a complete application, the development plan review team shall meet to discuss the application with the applicant. At this meeting, the applicant will be informed whether the application complies with all applicable standards of this code. The applicant will also be informed of proposed conditions for approval, which may be imposed to eliminate areas of noncompliance or mitigate any adverse effects of the development proposal. The applicant will be given an opportunity at the meeting to make presentations, ask questions, propose alternative conditions. The proposal may be tabled to a subsequent meeting if the director determines that more information is necessary or upon request of the applicant.
4. Director Determination: After consideration of the proposed plan at the meeting, the director shall within seven (7) working days make a determination whether the proposed plan is in compliance with the requirements of this code and may impose conditions to eliminate areas of noncompliance or mitigate any adverse effects of the development proposal. Such determination shall be in writing and provided to the applicant.
5. Resubmittals: If major areas of noncompliance or significant changes are evident, the director may require that the applicant revise the submittal and resubmit prior to further consideration and review by the development plan review team.
6. Submittal Of Final Plans: Upon receiving approval of the project development plan the applicant shall submit three (3) final plans to the director for approval. The final plans shall be submitted according to city requirements and must incorporate all conditions of approval.
7. Appeals:
a. If the director has designated another official in the department to have responsibility for the development plan review process under this chapter, any decision of the designated official may be appealed to the director by filing a written appeal to the director within thirty (30) days of the design being appealed. Any decision of the director shall be a final administrative determination, subject to appeal to the board of zoning adjustment.
b. Decisions made by the planning commission or mayor may be appealed to the board of zoning adjustment.
(Ord. 99-38, 10-19-1999; amd. Ord. 2001-32, 6-5-2001, eff. 6-30-2001; Ord. 2023-16, 4-11-2023)