(a) Introduction. Applications shall be accompanied by all plans and documents required by Section 1307.02. A three-step application process shall be used. The steps in the process are:
(1) Pre-application Conference;
(2) Outline Plan Approval; and
(3) Development Plan Approval.
(b) Pre-application Conference. Prior to filing a formal application for approval of a Planned Unit Development, the applicant shall schedule a pre-application conference with the Code Enforcement Officer. The purposes of the pre-application conference shall be to:
(1) Allow the applicant to present a general concept and to discuss characteristics of the development concept in relation to adopted city plans and policies.
(2) Allow the Code Enforcement Officer to inform the applicant of pertinent policies, standards and procedures for the Planned Unit Development.
(3) The pre-application conference is intended only for the above purposes; neither the developer nor the City is bound by any decision made during a pre-application conference.
(c) Procedure for Outline Plan Approval. Based upon the pre-application conference, the applicant shall develop and submit an Outline Plan for the proposed Planned Unit Development.
(1) The Outline Plan and application for the Planned Unit Development shall be submitted to the Code Enforcement Officer who, after certifying the application package to be complete, shall initiate a review of the proposed development.
(2) The application and the results of the review shall then be forwarded to the Planning Commission for its consideration, public hearing and recommendations together with the Planning Department's report and such other documents as may be pertinent to the Planned Unit Development.
(3) The Planning Commission shall hold a special forum at least seven (7) days prior to the regularly scheduled Planning Commission meeting at which the formal public hearing will be held. The City will place an advertisement in the newspaper specifying the time and location of the forum, at least five (5) days prior to meeting.
(4) Where there are environmentally sensitive features on the site or the Development Plan is expected to be complex, or there are other important planning implications involved, the Planning Commission may reserve the right to review the Development Plan. And, where the Planning Commission recommends denial of an Outline Plan and the City Council approves the plan, the Planning Commission shall review the Development Plan.
(5) Upon completion of its review, the Planning Commission shall forward the application to the City Council with (a) a favorable recommendation, (b) an unfavorable recommendation, or (c) no recommendation.
(d) Effect of Approval of Outline Plan:
(1) When an Outline Plan for a Planned Unit Development has been approved by the City Council, the Plan shall become effective and its location shall be shown on the Zone Map. The Zone Map shall be amended to designate the site as a Planned Unit Development (PUD).
(2) Upon such amendment of the Zone Map, the use and development of the site shall be governed by the Planned Unit Development Outline Plan, subject to approval of a Development Plan.
(3) No permit of any kind shall be issued until the Development Plan has been approved.
(4) Development Plan:
A. Purpose of Development Plan Approval. The purpose of the Development Plan is to designate the controls for development of the Planned Unit Development. The Development Plan shall show the exact location of each building and improvement to be constructed and a designation of the specific internal use or range of uses for each building.
B. Time Limit for Approval of Development Plan. The Development Plan shall be submitted to the Planning Department not more than eighteen (18) months following City Council approval of the Outline Plan. The Outline and Development Plans may be submitted as a single plan if all requirements of Section 1307.02 are satisfied. The Development Plan may be submitted and approved in stages, with each stage representing a portion of the Outline Plan, at the discretion of the city Planning Commission. The time limit for submitting each stage for approval may be set forth in the Outline Plan, in which case that schedule shall control the timing of development, rather than the time period contained in this paragraph. The Planning Commission may extend the time for application for approval of Development Plan for good cause, consistent with the purposes of the Zoning Ordinance.
C. Expiration of Time Limit. Periodically, the Code Enforcement Officer shall report to the Planning Commission on Planned Unit Developments with time limits that have expired. The original applicants or current developers of the Planned Unit Development shall be notified by the Code Enforcement Officer. The Planning Commission shall determine whether to consider extending the time or to initiate action to amend the Zone Map so as to rescind the Planned Unit Development designation.
D. Relationship of Development and Outline Plan. The Development Plan shall conform to the Outline Plan as approved.
E. Procedure for Approval of a Development Plan: The applicant must have the Development Plan approved prior to issuance of any building permit.
(i) Development Plan Submission. The Development Plan and supporting data shall be filed with the planning staff.
(ii) Review. The Code Enforcement Officer shall review the Development Plan to include site plan review, in accordance with the requirements of the Zoning Ordinance.
(iii) Staff Approval. It shall generally be the responsibility of staff to review Development Plans unless the Planning Commission reviews the Development Plans, or where no Development Plan is required.
(iv) Planning Commission Review. If the Planning Commission has retained Development Plan approval authority, the Planning Commission shall hold a public hearing in accordance with its rules and regulations for amendments. The Commission may (1) approve, (2) approve with modifications, or (3) deny.
F. Expiration of Development Plan. The Development Plan shall expire two (2) years after approval, unless grading and/or building permits have been obtained and are still current and valid on that date. This rule shall also apply to each stage of a Development Plan approved in stages. The applicant may request, in writing, an extension of time, and the approving authority may extend the time limit where deemed appropriate. Such extension may be considered at the time of Development Plan approval.
G. Effect of Approval of Development Plan. No permit of any kind shall be issued for any purpose within a Planned Unit Development except in accordance with the approved Development Plan, and after acceptance by the City of all required guarantees for improvement. (Ord. 450. Passed 9-4-18.)