§ 27-212. Development plan.

(a)

Purpose. A development plan may be required as part of another application or approval process to ensure that the proposed development conforms to these regulations and incorporates a compatible arrangement of buildings, parking, lighting, signage, landscaping, circulation, drainage, and open spaces.

(b)

Applicant. Where no rezoning is required, a development plan is submitted by the applicant to the director. Where other applications or permits are sought, a development plan is submitted in conjunction with those development application processes.

(c)

Applicability.

(1)

A development plan shall be required for all new nonresidential or multifamily construction, exterior additions/changes that expand the building footprint or envelope for nonresidential or multifamily construction, or changes in use to any structure used for multifamily, commercial, industrial, or public use.

(2)

A development plan is submitted in two phases: preliminary plan and final plan. A preliminary development plan may be used as a preliminary plat where all of the information required of preliminary plat has been included on the preliminary development plan.

(d)

Submission requirements for a preliminary development plan. The size, scale and number of copies (paper and digital) submitted shall be established by the department of urban planning and land use. The department of urban planning and land use shall establish a list of preliminary development plan requirements, which shall include at least the following:

(1)

Name, address, phone number, cell phone number, and e-mail address of record of landowner and architect, engineer, surveyor, planner, and/or contractor, and an affidavit from the property owner acknowledging and approving of the application;

(2)

Date, north arrow, scale, existing zoning classification and proposed classification;

(3)

Vicinity map at a scale of not less than 1 inch = 2,000 feet;

(4)

Location and size by survey of existing and proposed rights-of-way, easements, and infrastructure-sewer, water mains, gas mains, culverts, or other underground installations, with pipe size, grade, and location shown;

(5)

Size, use and location of existing and proposed structures and drives on the subject property, and existing zoning, structures, and drives within 200 feet of the property;

(6)

A legal description of the property, showing the location and type of boundary evidenced and including a statement of the total area of the property;

(7)

Existing topography with a maximum contour interval of two feet, except where existing ground is on a slope of less than two percent, then either one-foot contours or spot elevations shall be provided;

(8)

Location of floodplain areas subject to flooding, centerlines of drainage courses, and finished floor elevations of proposed buildings;

(9)

The height, number of floors, proposed square footage of buildings, both above and below or partially below the finished grade;

(10)

The yard dimensions from the development boundaries and adjacent streets and alleys;

(11)

The traffic and pedestrian circulations system, including the location and width of all streets, driveways, entrances to parking areas and parking structures, walkways and bicycle paths;

(12)

Off-street parking and loading areas, including dimensions or proposed drives and parking spaces, and structures and landscaping for parking areas;

(13)

Green belt and other active recreation space areas, together with proposed private recreation areas, specifying the proposed improvement of all such areas, and delineating those areas proposed for specific types of recreation facilities;

(14)

When the development is to be constructed in stages or units, a final sequence of development schedule showing the order of construction of such stages or units and approximate completion date for the construction of each stage or unit. In any case, subsequent phases shall be initiated within 24 months of the issuance of a certificate of occupancy on the entire preceding phase;

(15)

Preliminary architectural elevations of proposed structures and an initial list of proposed building materials, a material palette (actual exterior material and color samples), and for nonresidential projects written design guidelines;

(16)

A master sign plan, detailing all proposed signage for the site;

(17)

A conceptual landscape and screening plan that includes basic sizes and quantities;

(18)

Preliminary drainage and erosion control information sufficient to meet unified government requirements;

(19)

A chart describing the following, as applicable:

a.

Total number of dwelling units;

b.

Residential density and units per acre;

c.

Total floor area (in square feet) and floor area ratio for each structure;

d.

Total area in open space;

e.

Total number of off-street parking spaces required and number provided.

(e)

Application and review procedures.

(1)

Determination of completeness. Applications shall be submitted to the director for a determination of completeness pursuant to section 27-198.

(2)

Neighborhood meeting.

(3)

Notice.

(f)

Preliminary development plan review; no additional applications.

(1)

Director review. If the preliminary development plan is submitted as a single application in a conventional (nonplanned) district, the director or his designee shall review the application. If the director determines that the application meets the terms of these regulations, he shall approve the application through the development review committee.

(2)

Additional applications. If the preliminary development plan is submitted in conjunction with any supplemental or additional applications (e.g., rezoning) or as a requirement of a planned district, the preliminary development plan shall be reviewed by the planning commission.

(3)

Appeal. Determinations made by the director or his designee may be appealed to the planning commission.

(g)

Submission requirements for a final development plan. The final development plan shall include the following information, with separate sheets for each of the following categories:

(1)

A site plan showing the following:

a.

Dimensions of all elements;

b.

Outline of buildings;

c.

All drives, streets and parking spaces;

d.

Curb and pavement details; and

e.

Location and width of sidewalks.

(2)

A grading plan showing the following:

a.

Natural contours and finish contours; and

b.

Floor grades.

(3)

A landscape plan showing the following:

a.

Turf areas with approximate dimensions;

b.

Shrubs, ornamental trees and shade trees;

c.

Botanical names, sizes when planted, quantities;

d.

Trash bin enclosures;

e.

Details of screening;

f.

Lighting and sign locations, elevations, dimensions and descriptions; and

g.

Irrigation, with a note specifying that final irrigation plans may be submitted by the contractor at the time of installation.

(4)

Architectural plans showing the following:

a.

Floor plans with gross square footage and total number of floors;

b.

All four elevations with dimensions;

c.

Location of mechanical equipment, screening details if on roof, building materials, and if pertinent, colors, signs and other details;

d.

Trash enclosures and grease traps; and

e.

Other information as deemed appropriate by the director of planning.

(5)

Final engineering plans:

a.

Sanitary sewer;

b.

Streets;

c.

Stormwater control; and

d.

Any necessary revisions to a previously submitted traffic study.

(6)

Final utility plans:

a.

Water;

b.

Electric;

c.

Phone;

d.

CATV; and

e.

Gas.

(h)

Final development plan review; no additional applications.

(1)

Director review. If the final development plan is submitted as a single application in a conventional (nonplanned) district, the director or his designee shall review the application. If the director determines that the application meets the terms of these regulations and conforms to the approved preliminary development plan, the director or his designee shall approve the application.

(2)

Additional applications. If the final development plan is submitted in conjunction with any supplemental or additional applications (e.g., rezoning) or as a requirement of a planned district, the final development plan shall be reviewed by the planning commission.

(3)

Appeal. Determinations made by the director or his designee may be appealed to the planning commission.

(Code 1988, § 27-277; Ord. No. O-27-05, § 1, 3-24-2005)