Sec. 9-4.905.  Residential planned development permits (R-P-D).
   (a)   The pre-application program provides an opportunity to establish a working relationship between the City staff and prospective applicants prior to filing a formal development request.  A basic purpose for this procedure is to provide the staff the opportunity to inform the applicant’s design team regarding the City’s development policies, Code requirements, and other pertinent information which may affect the proposal during the early inception stages of a project.  External relationships, including parks, schools, and major streets, will also be discussed.  The steps of the preapplication program are as follows:
   (1)   The prospective applicant may request a work session involving the City staff to discuss the project’s conceptual design elements and the property owners’ development objectives prior to preparing specific project plans.
   (2)   A preapplication session shall be required prior to filing the request in order to inform the prospective applicant regarding certain requirements before substantial expense in preparing the detailed plans is incurred and to avoid processing delays.  Materials for the work session should include, but not be limited to, the following:
   (i)   A conceptual site plan drawn to scale, including the location and description of all the physical and natural elements within the project area.  The relationship to surrounding properties and public facilities shall also be defined; and
   (ii)   The architectural theme and the project’s overall design characteristics shall also be identified on conceptual elevation plans and shall include specific exterior features.
   The substance of the project details shown on these conceptual site and elevation plans will have a direct bearing on the amount of City staff input and guidance.  It is, therefore, encouraged that the prospective applicant provide the staff with as much detailed information as possible.
   (b)   Applications for the approval of construction plans for four (4) or fewer single-family detached dwellings within the R-P-D Zone may be processed as an administrative approval.  Applications for all other uses permitted in the R-P-D Zone shall require an application to the Commission for a residential planned development permit.  Applications for administrative approvals and residential planned development permits under this subsection shall be submitted in the manner set forth in Article 28 of this chapter provided there will not be more than an average of the number of dwelling units per net acre as specified by the applicable R-P-D sub-zone.
   (c)   The applicant shall submit to the Commission complete development plans showing the proposed uses for the property, including the dimensions and locations of all proposed structures, parking spaces, streets, parks, playgrounds, school sites, and open spaces, and such additional information as may be requested by the Commission.
   (d)   The applicant shall submit a fiscal impact report for all residential planned development permits, the contents of which are set forth in this subsection.  At the discretion of the Community Development Director, any of the following reports required to be submitted pursuant to the provisions of this section may be waived or the required content reduced if the reports would not be necessary in view of existing adequate capacity and the close proximity of urban services and facilities:
   (1)   Reports that describe the existing systems, community facilities, and services, to include: the vehicular circulation system, the sewer and water supply system; the flood control system; community facilities, i.e., schools, parks and recreation, open space, etc., and community services; i.e., police protection, fire protection, etc.
   The reports for such systems, community facilities, and services shall state: the name of the responsible agency; the present capacity of the system; the present amount of demand or use of the system; the programmed additions of capacity; and the anticipated load resulting from the proposed development;
   (2)   Reports that describe the proposed systems, community facilities and services to be constructed and/or operated by the applicant.  The reports for such systems, facilities, and services shall state: the name of the agency which will assume responsibility; the proposed capacity of the system; and the projected demand which is anticipated at the completion of the entire development;
   (3)   Reports that describe the total number of dwelling units and the percent of proposed dwelling units that are within each residential density category.  Such reports shall identify and describe the potential assessed value as applied to the percentages of the proposed dwelling units that are within each density category.  From this the applicant will derive the projected population of the proposed development by the proposed density categories and will project the general socioeconomic characteristics of the proposed new residents, i.e., the number of persons per dwelling unit, the number of school-aged children per dwelling unit, the average income, etc.; and
   (4)   Reports that describe the cost/revenue relationship for the existing and proposed public utilities, i.e., sewer and water, schools, community facilities and services, special districts, and service areas.
   (e)   The applicant shall submit evidence showing that the proposed development is designed to be consistent with the provisions of Section 9-4.901 of this article.
(§ 1, Ord. 459-NS, eff. July 4, 1974, as amended by § 1, Ord. 626-NS, eff. April 21, 1977)