§ 27-331. Development plan.

27-331-1 Purpose. A development plan may be submitted as a single approval project or concurrently as part of another application or approval process. The approval process is necessary to ensure that the proposed development shall conform to the Unified Development Ordinance and shall incorporate a compatible arrangement of buildings, parking, lighting, signage, landscaping, circulation, drainage, and open spaces.

27-331-2 Applicant. When no rezoning request is required, a development plan is submitted by the applicant to the director. When other applications or permits are sought, a development plan is submitted concurrently with other development applications (e.g., variances, conditional uses).

27-331-3 Applicability.

A.

Approval procedures. When no other development approvals are required before submitting for a building permit, a development plan shall be required for all new nonresidential construction of five thousand (5,000) square feet or more, or multifamily construction of eight (8) units or more.

Type	Size	New/Rehab	Submission
Multifamily residential/no subdivision application required	8 units or more	New	Development Plan
Office, Commercial	5,000 square feet or larger	Both	Development Plan
Industrial	5,000 square feet or larger	Both	Development Plan
Downtown and Existing Buildings	all	Both	Development Plan

 

B.

Use as preliminary plat. A development plan is first submitted as a preliminary plan and later revised and refined before the submittal of the final plan. A preliminary development plan may be used as a preliminary plat where all of the information required on the preliminary plat has been included on the preliminary development plan.

27-331-4 Development plan—Preliminary. The size, scale and number of copies (paper and digital) required to be submitted shall be established by the planning and zoning department. The department shall establish a checklist of preliminary development plan requirements that includes the following:

A.

The development plan shall be submitted electronically as a PDF file and on paper no larger than twenty-four (24) by thirty-six (36) inches, with at least one (1) copy of each page provided on an eleven (11) by seventeen (17) inch paper. The development plan shall be drawn to a scale of no less than one (1) inch equals twenty (20) feet unless the director approves a different scale;

B.

The name, address, phone number, and e-mail address of the landowner and architect/engineer/surveyor/planner/contractor shall be provided. An authorization of agent from the property owner shall also be provided, which acknowledges and approves the application submitted on the owner's behalf;

C.

The date, north arrow, scale, existing zoning classification and proposed zoning classification;

D.

Vicinity map at a scale of not less than one (1) inch equals five hundred (500) feet;

E.

Location and size of existing and proposed rights-of-way, easements, public improvements, infrastructure, overhead transmission lines, sewer lines, water mains, gas mains, culverts, and other underground installations;

F.

Size dimensions, use and location of, and entrances to existing and proposed structures and drives on the subject property. This includes the dimensioned distances between buildings (existing that shall remain and proposed) and the distances from the structures (existing that shall remain and proposed) to the property lines;

G.

Identification of existing zoning, structures, and driveways on the properties within three hundred (300) feet of the subject property;

H.

The street address or address of entire property and a legal description of the property, showing the location and type of boundary and including a statement of the total area of the property;

I.

Existing topography with a maximum contour interval of five (5) feet, except where existing ground is on a slope of less than two (2) percent, then either two-foot contours or spot elevations shall be provided;

J.

Proposed finished grades may be shown either as percentages or with finished contours;

K.

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

L.

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

M.

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

N.

Existing and proposed 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;

O.

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

P.

Description of outdoor surfacing and/or paving for all parking and loading areas;

Q.

Green belt and other active recreation and greenspace 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;

R.

The proposed location, description, and screening plan for dumpster facilities for garbage drop off, storage, disposal, and pick-up;

S.

When the development is to be constructed in phases provide a development schedule showing the order of construction and approximate completion date for each phase;

T.

Preliminary architectural building elevations, listing of proposed building materials, a material and color palette (where required by specific zoning district), and proposed written design guidelines (for nonresidential development that supplements the city's existing regulations);

U.

A master sign plan which details the proposed signage for the site (including flat signs on building facades);

V.

A landscape buffer concept plan that details the basic size, quantity, and type of screening material (fences, walls, and plants) to be used for the perimeter treatment of the property. The concept plan should also have a description of land uses, setbacks, and the relationship of the subject property to the surrounding areas;

W.

Preliminary drainage and erosion control information which meets city, state and federal requirements; [and]

X.

A chart displaying the following information as applicable:

1.

Total number of dwelling units;

2.

Residential density and units per acre;

3.

Gross floor area per floor (in square feet), number of floors, height of building, total floor area, and floor area ratio for each structure;

4.

Total acres in open space;

5.

Total number of off-street parking spaces required, method of calculation and the number of spaces provided;

6.

Seating capacity (where appropriate);

7.

Uses by floor.

27-331-5 Application and review procedures.

A.

Determination of completeness. Applications shall be submitted to the director for a determination of completeness pursuant to section 27-303.

B.

Neighborhood meeting. When a development plan is submitted concurrently with another application (e.g., rezoning, conditional use) the neighborhood meeting requirements of that application shall apply. When no other application is submitted, the director shall determine if a neighborhood meeting is necessary based upon the following:

1.

The impact of the project on surrounding properties.

2.

The impact of the project on the neighborhood as a whole.

3.

The interest expressed by the neighborhood to have a public meeting regarding the project.

C.

Notice.

1.

When a development plan is submitted concurrently with another application, public notice shall be provided according to the requirements for that application (e.g., published, mailed and/or posted).

2.

Review by the director does not require public notice.

27-331-6 Preliminary development plan review.

A.

Director review. If the preliminary development plan is submitted as a single application in a conventional district (non-planned development district), the director shall review the application. If it is determined that the application shall meet the terms of the Unified Development Ordinance, the application shall be approved.

B.

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

C.

Appeal. Decisions made by the director may be appealed to the planning commission. No further action shall be taken to process the application pending the planning commission's final determination.

27-331-7 Submission requirements—Final development plan. The final development plan shall include the following information, with separate sheets for each category below:

A.

Landscape. A landscape plan showing the following:

1.

Turf areas with approximate dimensions.

2.

Shrubs, ornamental trees and shade trees.

3.

Botanical names, sizes when planted, quantities.

4.

Trash/dumpster bin enclosure(s).

5.

Details of the screening method to be employed.

6.

Photometric site lighting plan, sign locations, elevations, dimensions and descriptions.

7.

Irrigation plans to be submitted by the contractor at the time of installation unless the landscape is xeriscape.

B.

Architecture. Architectural plans which show the following:

1.

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

2.

All four (4) building elevations with dimensions.

3.

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

4.

Trash/dumpster enclosures and grease traps.

C.

Final engineering plans. Final engineering plans which show the following:

1.

Sanitary sewer improvements;

2.

Street improvements;

3.

Stormwater control;

4.

Any necessary revisions to a previously submitted traffic study;

5.

Water improvements;

6.

Parking area, if applicable, including handicap/accessible parking; and

7.

Grading and drainage improvements.

27-331-8 Final development plan review.

A.

Director review. If the final development plan is submitted as a single application in a conventional (non-planned development district), the director shall review the application. If it is determined that the application meets the terms of Unified Development Ordinance and conforms to the approved preliminary development plan, the director shall approve the application.

B.

Additional applications. If the final development plan is submitted concurrently with any supplemental or additional applications (e.g., rezoning) or as a requirement of a planned development district, the final development plan shall be reviewed pursuant to the provisions of that application.

C.

Appeal. Decisions made by the director may be appealed to the planning commission. No further action shall be taken to process the application pending the planning commission's final determination.