Search within This 18.3.9.040 Review Procedures and Criteria This section is included in your selections. Review Steps. There are two required steps to Performance Standards Options and PSO Overlay approval, which may be completed individually or combined for concurrent review pursuant to 18.3.9.040.A. 1. Application for outline plan approval. 2. Application final plan approval. Permitting and guarantees for public improvements, including bonding, and the creation of common areas shall follow the same procedures as for a subdivision. A. Outline Plan. A proposed Outline Plan shall accompany applications for subdivision approval under this chapter. For developments of fewer than ten lots, the Outline Plan may be filed concurrently with the Final Plan, as that term is defined in 18.3.9.040.B.4. For developments of ten or more lots, prior Outline Plan approval is mandatory. 1. Review Procedure. The Type II procedure in section 18.5.1.060 shall be used for the approval of the outline plan. 2. Application Submission Requirements. The following information is required for a Performance Standards Subdivision Outline Plan application submittal. a. A topographic map showing contour intervals of five feet. b. The proposed land uses and approximate locations of the existing buildings to be retained, the proposed structures on the site, the proposed and existing property lines and easements on the site, and existing buildings, structures, and trees greater than six inches in diameter measured at breast height on the properties adjacent to the site, and all buildings within 160 feet of the site boundaries. c. The locations of all proposed thoroughfares, walkways, and parking facilities. d. Public uses, including schools, parks, playgrounds, open spaces, and trails. e. Public or private utilities. f. General areas of cuts and fill. g. The location of natural features such as rock outcroppings, marshes, wooded areas, and isolated preservable trees. h. The location and direction of all watercourses and areas subject to flooding. i. Plans shall indicate building envelopes for all proposed lots, which show the area and maximum height of improvements, including solar access and view protection where required. j. Elevations of typical proposed residential structures. Elevations should be to scale and should include the approximate dimensions of the proposed structures and all attached exterior hardware for heating and cooling. k. A written statement containing an explanation of: i. The character of the proposed development and the manner in which it has been designed to take advantage of the Performance Standards concept. ii. The proposed manner of financing. iii. The present ownership of all the land included within the development. iv. The method proposed to maintain common open areas, buildings and private thoroughfares. v. The proposed time schedule of the development. vi. The findings of the applicant showing that the development meets the criteria set forth in this ordinance and the Comprehensive Plan. 3. Approval Criteria for Outline Plan. The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. 4. Approval of the Outline Plan. a. After the City approves an outline plan and adopts any zone change necessary for the development, the developer may then file a final plan in phases or in its entirety. b. If an outline plan is phased, 50 percent of the value of the recreational amenities shall be provided in the first phase and all recreational amenities shall be provided when 2/3 of the units are finished. B. Final Plan. 1. Review Procedure. The Type I procedure in section 18.5.1.050 shall be used for approval of final plans, unless an outline plan has been filed concurrently, in which case Type II procedure shall be used, and the criteria for approval of an outline plan shall also be applied. 2. Phasing. The final plan may be filed in phases as approved on the outline plan. 3. Expiration. If the final plan or the first phase of the outline plan is not approved within 18 months from the date of the approval of the outline plan, then the approval of the plan is terminated and void and of no effect whatsoever. 4. Application Submission Requirements. The following information is required for a Performance Standards Subdivision Final Plan application submittal. a. A topographic map showing contour intervals of five feet. b. Location of all thoroughfares and walks, their widths and nature of their improvements, and whether they are to be public or private. c. Road cross-sections and profiles, clearly indicating the locations of final cuts and fills, and road grades. d. The location, layout, and servicing of all off-street parking areas. e. The property boundary lines. f. The individual lot lines of each parcel that are to be created for separate ownership. g. The location of easements for water line, fire hydrants, sewer and storm sewer lines, and the location of the electric, gas, telephone lines, telephone cable, and lighting plans. h. Landscaping and tree planting plans with the location of the existing trees and shrubs which are to be retained, and the method by which they are to be preserved. i. Common open areas and spaces, and the particular uses intended for them. j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways, playgrounds, schools or public buildings. k. A plan showing the following for each existing or proposed building or structure for all sites except single-family, detached housing which meets the parent zone setbacks. i. Its location on the lot and within the Planned Unit Development. ii. Its intended use. iii. The number of dwelling units in each residential building. iv. Plans shall indicate building envelopes for all proposed lots, which show the area and maximum height of improvements, including solar access and view protection where required. l. Elevations of typical proposed residential structures. Elevations should be to scale and should include the approximate dimensions of the proposed structures and all attached exterior hardware for heating and cooling. m. Manner of financing. n. Development time schedule. o. If individual lots are to be sold, a final plat is required, similar to that required for a subdivision, per chapter 18.5.3 Land Divisions and Property Line Adjustments. p. Final plans for location of water, sewer, drainage, electric and cable T.V. facilities, and plans for street improvements and grading or earth-moving improvements. q. The location of all trees over six inches diameter at breast height, which are to be removed by the developer. Such trees are to be tagged with flagging at the time of Final Plan approval. See also, chapter 18.4.5 Tree Preservation and Protection. 5. Approval Criteria for Final Plan. Final Plan approval shall be granted upon finding of substantial conformance with the Outline Plan. This substantial conformance provision is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance shall exist when comparison of the outline plan with the final plan meets all of the following criteria. a. The number of dwelling units vary no more than ten percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than ten percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Ordinance. c. The open spaces vary no more than ten percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten percent. e. The building elevations and exterior materials are in conformance with the purpose and intent of this ordinance and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. g. The development complies with the Street Standards. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. 6. Any substantial amendment to an approved Final Plan shall follow a Type I procedure in section 18.5.1.050 and be reviewed in accordance with the above criteria.