(a) In addition to the other provisions contained in Sections 1132.01 through 1132.07, any development of a parcel of land (1) of 25 acres or more, (2) of less than 25 acres but more than 10 acres if subdivided after the effective date of this Section 1132.08, or (3) that more than one use authorized under Section 1132.08(b) is planned shall be subject to the Integrated Development Plan provisions of this Section 1132.08. The term “parcel of land” shall include the development site and all contiguous parcels in the same ownership or control.
The applicable parcels of land shall be developed according to a coherent, integrated plan developed through discussions with the City Planning Director under the guidelines and provisions set forth in this Section 1132.08, with due consideration given to the City Land Use Plan and neighboring developments.
(b) Prior to applying for a zoning certificate (or conditional zoning certificate), an applicant subject to this Section 1132.08 shall submit a Integrated Development Plan of the proposed development project to the Zoning Inspector (the “Plan”). The Plan should include the general location and types of uses permitted or conditionally permitted under Section 1132.02 as modified by Section 1132.08(c) below, including the number of each type; community facilities; location; vehicular circulation concept, including identification of public or private roads and location of major parking areas; pedestrian system; location and type of open space and buffer zones; and proposed utilities. In addition, the applicant shall submit appropriate drawings showing the existing topography, vegetation, generalized soil conditions and other natural features; existing structures on the site and all adjacent properties; existing utilities on the site and on adjacent street rights of way.
The applicant shall include proposed deed restrictions for the project that would restrict the uses of the land and particular development conditions (for example, construction of a buffer zone) to those uses approved under the Plan, including language indicating that the restrictions are intended for the sole benefit of the City and may be modified or amended by the declarants, their respective heirs, executors, administrators, successors, and assignees, in whole or in part, only with the consent of the City by ordinance of Council.
The Plan shall have a minimum buffer zone of 100 feet abutting any residentially zoned land.
(c) Notwithstanding Section 1132.02, the following uses shall not be permitted or conditionally permitted under any Plan: Mortuary; Monument sales and display; Ceramics production or bulk storage of ceramic ingredients; Massage establishments (except “day spas” or salon services); or Pistol and rifle ranges; however any “accessory buildings and uses” incidental and subordinate to the principal uses permitted under Section 1132.02(a) shall be permitted (see Section 1132.02(c)(1)), including, but not limited to, automobile motor tune-ups, service and maintenance, including sales of gasoline and sale and installation of tires, batteries, mufflers, and other automotive parts used in such service and maintenance.
(d) If the development is to be implemented in phases, the Plan shall contain completion dates for all phases of the project, and each phase must have adequate provision for access, parking, storm water management, and other public improvements to serve the site in accordance with City regulations. Each phase shall be provided with buffers or protective areas in accordance with the Plan.
(e) The Zoning Inspector shall within 10 days transmit the Plan (and all accompanying documents) to the Planning and Zoning Commission to be placed on the agenda of its next regularly-scheduled meeting. Thereafter, the Commission shall have 60 days in which to review the Plan and make a recommendation to Council to either (1) approve the Plan, or (2) disapprove the Plan (the Commission shall then inform the applicant of modifications necessary to cause a recommendation of approval of the Plan). The Commission shall submit its recommendation (along with the Plan and all accompanying documents) to Council within three (3) days of its decision. Thereafter, Council shall have 30 days in which to either accept, reject, or modify the recommendation of the Commission. Acceptance of the Plan shall be by ordinance. Upon disapproval of the Plan, the applicant may submit an amended Plan for consideration to Council within 14 days. A super majority vote of Council is required to either reject or modify the recommendation of the Commission.
(f) Upon approval of the Plan, the applicant may apply for a zoning certificate for all or any portion of the project pursuant to procedures in Codified Ordinance Chapters 1107 and 1152. In addition, upon issuance of the zoning certificate, the applicant or developer shall record the approved deed restrictions required under Section 1132.08(b) and provide the Planning and Zoning Commission with a recorded copy within 14 days. Failure to timely record the deed restrictions may result in a revocation of the Plan approval.
(Ord. 2004-184. Passed 12-20-04.)