Bellefontaine Neighbors
City Zoning Code
City Zoning Code
ARTICLE X
"PD" Planned Development District
Sec. 29-58 "PD" planned development district - generally.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 1, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
The city may, upon proper application, approve a planned development for a site of at least two and one-half (2½) acres to facilitate the use of flexible techniques of land development and site design, by providing relief from zone requirements designed for conventional developments in order to obtain one (1) or more of the following objectives:
(1)
Environmental design in the development of land that is of a higher quality than is possible under the regulations otherwise applicable to the property.
(2)
Diversification in the uses permitted and variation in the relationship of uses, structures, open space and height of structures in developments intended as cohesive, unified projects.
(3)
Functional and beneficial uses of open space areas.
(4)
Preservation of natural features of a development site.
(5)
Creation of a safe and desirable living environment for residential areas characterized by a unified building and site development program.
(6)
Rational and economic development in relation to public services.
(7)
Efficient and effective traffic circulation, both within and adjacent to the development site.
Sec. 29-59 Same - relationship of planned development districts to zoning map.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 2, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
(a)
A mapped district. The PD designation is not intended to be attached to existing use districts as an overlay. The PD designation as detailed in this section is a separate use district and may be attached to a parcel of land through the process of rezoning and zoning map amendment.
(b)
Plan approval required. It is the intent of this article that no development or redevelopment of the property encompassed by the PD designation take place until an acceptable development plan has been reviewed and approved in conformance with the requirements of this section.
(c)
Types of planned developments. All areas of the city subject to the PD designation shall be assigned one (1) of the following district classifications which shall be considered a separate use district and subject to the specific restrictions and limitations outlined in this article.
(1)
Planned development — residential (PD-R): Planned developments involving residential uses only.
(2)
Planned development — commercial (PD-C): Planned developments involving commercial uses only.
(3)
Mixed use developments (MxD): Planned developments involving a mixture of residential and non-residential uses.
Sec. 29-60 Same - procedures for planned development approval.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 3, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
(a)
Pre-application procedure. Not more than six (6) months prior to filing an application for planned development approval, the prospective applicant shall request a pre-application conference with the applicable city personnel. Such request shall include a brief and general narrative description of the nature, location and extent of the proposed planned development, and a list of any professional consultants advising the prospective applicant with respect to the proposed planned development. Upon receipt of such request the city shall promptly schedule such a conference.
(b)
Preliminary development plan. A preliminary development plan shall be submitted to the planning and zoning commission with the application for a planned development. A final development plan, including the requirements of a preliminary plan, may be submitted in a single application. The preliminary plan shall contain the following information:
(1)
Site and landscape plan. One (1) or a series of maps shall be submitted indicating:
i.
An outboundary survey plat, with a land surveyor's seal and statement of verification regarding the source of boundary dimensions, bearings, and source of contour data, and legal description of the property. The plat shall also identify adjoining properties and the record owners thereof;
ii.
The location, size and height of all existing and proposed structures on the site;
iii.
The location and general design (dimensions and materials) of all driveways, curb cuts and sidewalks including connections to building entrances;
iv.
The location, area and number of proposed parking spaces;
v.
Existing and proposed grades at an interval of two (2) feet or less, extended beyond the project site to include adjacent properties and structures;
vi.
The location and general type of all existing trees over six (6) inch caliper and, in addition, an indication of those to be retained;
vii.
The proposed general use and development of internal spaces, including all recreational and open space areas, plazas and major landscaped areas by function, and the general location and description of all proposed outdoor furniture, if applicable (seating, lighting, telephones, etc.);
viii.
The location and approximate size of all proposed plant material by type, such as hardwood/deciduous trees, evergreen trees, flowering trees and shrub masses, and types of ground cover (grass, ivies, etc.). Planting in parking areas should be included;
ix.
The location and details (including a description of materials and appearance) of all retaining walls, fences (including privacy fences, etc.) and earth berms;
x.
The description and location of all refuse collection facilities including screening to be provided;
xi.
Provisions for both on- and off-site stormwater drainage and detention related to the proposed development.
The scale of the drawing or drawings indicating the above shall be reasonably related to the site size and the complexity of the proposed development, and the scale shall in no event be smaller than 1" = 50'. All drawings shall likewise indicate a project name, the names of adjoining streets, the applicant's name, a scale, a north arrow, and the date drawn. | |
The applicant may be required to provide, at applicant's expense, additional clarification and/or further detail of the site plan, as deemed necessary by the planning and zoning commission. |
(2)
Site and building sections. Schematic or illustrative sections shall be drawn to a scale of 1" = 8' or larger, indicating both edge conditions and internal grade changes in relation to principal variations of internal building levels and site line relations to adjacent structures.
(3)
Typical elevations. Typical elevations of proposed buildings shall be provided at a reasonable scale.
(4)
Project data.
i.
Site area (square feet and acres);
ii.
Allocation of site area by building coverage, parking, loading and driveways, and open space areas including total open space, recreation area, landscaped areas and others;
iii.
Total dwelling units and floor area distributed by general type (1 bedroom, 2 bedroom, etc.); and total floor area ratio and residential density distribution (if applicable);
iv.
Floor area in non-residential use by category and total floor area ratio (if applicable);
v.
Calculations of parking spaces and area in relation to dwelling units and commercial floor area.
(5)
Project report. A brief project report shall be provided to include an explanation of the character of the proposed development, verification of the applicant's ownership and contractual interest in the subject site, and anticipated development schedule. At the discretion of the planning and zoning commission and/or board of aldermen, analyses by qualified technical personnel or consultants may be required as to the market and financial feasibility, traffic impact, environmental impact, stormwater and erosion control, etc., of the proposed development.
(6)
Phased development. If the planned development is proposed to be constructed in stages or units during a period extending beyond a single construction season, a development schedule indicating:
i.
The approximate date when construction of the project can be expected to begin;
ii.
The order in which the phases of the project will be built;
iii.
The minimum area and the approximate location of common open space and public improvements that will be provided at each stage;
iv.
If any stage or unit as proposed contains a share of open space or other public or private recreation or service facility less than that which its size, number of units or density would otherwise require, a statement shall be submitted setting forth what bond, credit, escrow or other assurance the applicant proposes in order to ensure that the difference between that which would otherwise be required and that which the applicant proposes to provide in the instant stage or unit is ultimately provided;
v.
Placement of all temporary structures utilized during construction, i.e., construction offices, siltation control devices, etc.
(c)
Review procedure.
(1)
An application together with a complete preliminary development plan, including information as required in section 29-60(b), shall be presented at the first regularly scheduled planning and zoning commission meeting, but not sooner than fifteen (15) days after the notice of acceptance of the completed application. Notice of the planning and zoning commission meeting shall be sent to owners of record of all properties within one hundred eighty-five (185) feet of the parcel or parcels included in the application.
(2)
Staff review. The applicable staff shall coordinate a review of the application by appropriate city departments and consultants designated by the city. A written report documenting the review and staff recommendations shall be prepared by the applicable staff and submitted to the planning and zoning commission at the meeting at which it considers the application.
(3)
After presentation of the application and staff report, the applicant shall have the opportunity to make a presentation to the planning and zoning commission. The planning and zoning commission may request such additional information or reports as it deems necessary. When the application has been reviewed and considered by the planning and zoning commission, the commission shall make a report to the board of aldermen regarding the environmental impact of such proposed use upon the character of the neighborhood, traffic conditions, public utility facilities, and other matters pertaining to the general public health, safety and welfare of the city of Bellefontaine Neighbors. The findings and recommendation of the planning and zoning commission shall be transmitted to the board of aldermen. The planning and zoning commission's report may contain conditions or restrictions recommended by the planning and zoning commission with respect to the preliminary development plan.
(4)
The board of aldermen shall hold a public hearing with respect to the application upon at least fifteen (15) days' public notice. If the preliminary development plan is approved by the board of aldermen, it shall adopt an ordinance approving said preliminary development plan with such conditions as may be specified therein, authorizing the preparation of a final development plan consistent with the approved Preliminary Plan and the conditions stated in said ordinance and rezoning the site. Such ordinance shall become effective concurrent with approval of the final development plan.
(d)
Final plan. Within nine (9) months following approval of the preliminary development plan, but at least thirty (30) days before the next regularly scheduled meeting of the planning and zoning commission, the petitioner shall submit a final development plan to the planning and zoning commission for its review and consideration to determine if said final development plan is in conformance with the approved preliminary development plan and with the imposed conditions of approval. The final development plan shall reflect the entire planned development if it is to be completed in one (1) phase, or a phase of the planned development if it consists of more than one (1) phase. In the event that any proposed final development plan is submitted more than nine (9) months after approval of the preliminary development plan, the matter shall be referred to the board of aldermen for reconsideration of preliminary development plan approval.
The final development plan, in addition to the matters shown on the preliminary development plan, shall include the following:
(1)
The existing and proposed contours;
(2)
A separate landscape plan with the specific location of all plant material, specifying size, species and location (both as to the buffer area around the perimeter as well as that in any parking lot);
(3)
Nature of use, including conditional uses permitted;
(4)
All structures, present and future, specifying location, size, architectural elevation, none of which may deviate substantially from the approved preliminary development plan;
(5)
Sidewalks;
(6)
Parking spaces, including traffic aisles and underground parking;
(7)
Method of disposal of trash and garbage;
(8)
Ingress and egress facilities;
(9)
Parking facilities for visitors;
(10)
Plan for the provision of water and sanitary and stormwater drainage facilities;
(11)
All easements and dedications and all utility service features for the site;
(12)
Any signs, including location and size;
(13)
Details of lighting of parking lots and outside of buildings, including location, type and intensity;
(14)
All other information which the planning and zoning commission and/or the board of aldermen may require.
(e)
Review procedure.
(1)
An application with a complete final development plan, conforming to the requirements of section 29-60(d), shall be presented at the first (1st) regularly scheduled planning and zoning commission meeting, but no sooner than fifteen (15) days, from the filing of the completed application. Notice of the planning and zoning commission meeting shall be sent to owners of record of all properties within one hundred eighty-five (185) feet of the parcel or parcels included in the application.
(2)
Staff review. During the time between the filing of the complete final development plan and the next regularly scheduled meeting of the planning and zoning commission, the applicable staff and any consultants designated by the city shall review the final development plan for compliance with the ordinance approving the preliminary development plan and shall report to the planning and zoning commission the findings of this review.
(3)
After presentation of the application and staff report the applicant shall have the opportunity to make a presentation to the planning and zoning commission. The planning and zoning commission may request such additional information or reports as it deems necessary. When the application has been reviewed and considered by the planning and zoning commission, the commission shall recommend approval or disapproval of the final development plan. The final development plan shall conform to the ordinance approving the preliminary development plan. If the final development plan does not conform to the preliminary development plan, or if the conditions of the preliminary development plan approval are not adequately met, the final development plan shall not be approved.
(4)
Upon recommendation by the planning and zoning commission, the final development plan shall be transmitted to the board of aldermen for its review and approval.
(5)
Following approval of the final development plan, it shall be recorded at the applicant's expense with the St. Louis County recorder of deeds, and a reproducible mylar of such recorded plan furnished to the applicable staff. Any bonds, escrows, or letters of credit required to insure completion of required improvements or open space indicated on the final development plan shall be filed with the city prior to the issuance of any building permits.
Sec. 29-61 Same - permitted uses and developments.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 4, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
The following land uses and developments may be permitted in the PD districts:
(2)
Permitted land uses and development shall be established in the ordinance governing the particular planned district; specific uses may include the following:
(3)
In all planned development districts, in order to permit the flexibility necessary to the achieve the purposes of permitting planned developments, the board of aldermen shall have the authority in approving planned developments to change, alter, modify or waive provisions of zoning district regulations set forth in the City of Bellefontaine Neighbors Zoning Ordinance as such regulations may apply to the planned development district.
Sec. 29-62 Same - area regulations and performance standards.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 5, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
(a)
Residential densities shall be established in the conditions of the ordinance governing the particular planned development residential or planned development mixed use district, but in no event shall the density exceed one (1) residential unit for each three thousand (3,000) square feet of land dedicated to residential use, excluding land which is utilized for road right-of-way purposes. Each residential unit must have a minimum floor area of five hundred (500) square feet.
(b)
Commercial and industrial densities shall be established in the conditions of the ordinances governing the particular planned development commercial or planned development mixed use district.
(c)
Modifications. The approval of the preliminary development plan may provide for such exceptions from the above referenced regulations and such additional requirements as may be necessary or desirable to achieve the objectives of the proposed planned development, provided such exceptions are consistent with the standards and criteria contained in this article and have been specifically requested in the application for a planned development; and further, that no modification of the above referenced regulations shall be allowed when such proposed modification would result in:
(1)
Inadequate or unsafe access to the planned development;
(2)
Traffic volumes exceeding the anticipated capacity of the street network in the vicinity;
(3)
An undue burden on public parks, recreation areas, schools, fire and police protection and other public facilities which serve or are proposed to serve the planned development;
(4)
A development which will be incompatible with the purposes of this article;
(5)
Detrimental impact on surrounding area including, but not limited to, visual pollution.
The burden of proof that the criteria above are not being violated shall rest with the developer and not the staff, the planning and zoning commission or the board of aldermen. |
(d)
Overall development site size. In addition to the requirements as outlined above for individual uses within a planned development district, the minimum overall site size required for such a planned development as a whole shall be two and one-half (2½) acres. Provided, however, that this minimum site size may be waived by the board of aldermen after review by the planning and zoning commission if the parcel in question has certain unique characteristics such as, but not limited to, significant topographic change, significant trees or wooded areas, wet lands, floodplain areas, soil conditions, utility easements, or unusual shape or proportions; or, if it is determined that the use proposed is desirable or necessary in relationship to the surrounding neighborhood; or, if the board should determine such wavier to be in the general public interest.
Sec. 29-63 Same - period of validity.
[Ord. No. 396 Art. X, 4-29-1960; Ord. No. 1445 § 6, 2-15-1990; Ord. No. 2010 § 1, 8-4-2005]
The period of validity of approval of a final development plan is as follows:
(1)
For planned developments consisting of a single phase of development:
i.
No approval of a final development plan shall be valid for a period longer than twelve (12) months from the date of approval unless within such period a building permit is obtained and construction is commenced and pursued with reasonable diligence.
ii.
The board of aldermen may, upon written request, grant one or more extensions not exceeding six months (6) each of the deadline for undertaking and/or completing an approved development if the applicant demonstrates to the legislative satisfaction of the board of aldermen:
(a)
That the approved plan continues to be viable in the marketplace and advantageous for the city and its residents; and
(b)
That there has been no change in circumstances within the development area, and within nearby areas, and within the community generally which would render extension of the development deadline unwise. The board of aldermen may impose new conditions relating to the approved development or aspects thereof as a condition of approval of an extension for undertaking or completing the development.
iii.
At such time as the period of validity of a final development plan lapses, the final development plan and all uses, terms, and conditions thereof shall be considered null and void. The planning and zoning commission may at any time thereafter initiate the process of rezoning the subject property in accord with the proceedings specified in article XIX, zoning changes and amendments.
iv.
Should a request for extension of an approved final development plan contain substantial changes, as determined by the board of aldermen in the exercise of its legislative discretion, the board of aldermen shall require the applicant to refile his application subject to the requirements of this article as if it were an entirely new application.
(2)
For planned developments consisting of more than one phase of development:
i.
For the first phase of the planned development, no approval of a final development plan shall be valid for a period longer than twelve (12) months from the date of approval unless within such period a building permit is obtained and construction is commenced and pursued with reasonable diligence.
ii.
For each subsequent phase of the planned development, no approval of a final development plan shall be valid beyond the date specified in the ordinance approving such planned development by which the applicant shall have obtained a building permit for such subsequent phase.
iii.
The board of aldermen may, upon written request, grant one or more extensions not exceeding twelve (12) months each of the deadline for undertaking and/or completing any phase of an approved development if the applicant demonstrates to the legislative satisfaction of the board of aldermen:
(a)
That the approved plan continues to be viable in the marketplace and advantageous for the city and its residents; and
(b)
That there has been no change in circumstances within the development area, and within nearby areas, and within the community generally which would render extension of the development deadlines unwise. The board of aldermen may impose new conditions relating to the approved development or aspects thereof as a condition of approval of an extension for undertaking or completing the development.
iv.
At such time as the period of validity of a final development plan lapses, the final development plan and all uses, terms, and conditions thereof shall be considered null and void. The planning and zoning commission may at any time thereafter initiate the process of rezoning the subject property, or such portion thereof as to which development approval has lapsed, in accord with the proceedings specified in article XIX, zoning changes and amendments.
v.
Should a request for extension of an approved final development plan contain substantial changes, as determined by the board of aldermen in the exercise of its legislative discretion, the board of aldermen shall require the applicant to refile his application subject to the requirements of this article as if it were an entirely new application.
Sec. 29-64 Unified master development district - generally.
[Ord. No. 2010, § 1, 8-4-2005]
The city may, upon proper application, approve a unified master development plan and rezone to the Unified Master Development District (UMD) a site of at least fifty (50) acres intended to contain two or more separate categories of land use and intended to be developed in discrete concurrent or sequential phases to facilitate the use of broadly coordinated land development techniques and site design, by providing relief from zone requirements designed for conventional developments and the level of detail required by specific planned development districts under Division 1 of this Article, while still achieving the objectives specified in Sec. 29-58, above.
Sec. 29-65 Same - relationship of planned development districts to zoning map.
[Ord. No. 2010, § 1, 8-4-2005]
(a)
A mapped district. The UMD designation is not intended to be attached to existing use districts as an overlay. The UMD designation as detailed in this section is a separate use district and may be attached to a parcel of land of requisite size through the process of rezoning and zoning map amendment.
(b)
Plan approval required. No development or redevelopment of the property encompassed by the UMD designation shall take place until an acceptable master development plan has been reviewed and approved in conformance with the requirements of this section.
Sec. 29-66 Procedures for unified master development plan approval.
[Ord. No. 2010, § 1, 8-4-2005]
(a)
Pre-application procedure. An applicant wishing to seek approval of a Unified Master Development plan shall first meet with city personnel to determine if the proposed unified master development merits consideration for use of the modified procedures. Factors for consideration by the city personnel shall include the time frame of the proposed development, the acreage in the proposed development, the infrastructure in the proposed development and such other items as the city personnel may reasonably consider. If the city personnel determine that the proposed project is appropriate for processing with the Unified Master Development procedures, then the applicant shall proceed under the procedures set forth in this Section.
(b)
Preliminary master plan. A preliminary master plan shall contain the following information:
i.
A plan (drawn to a scale of no less than 1" = 50') showing the general location of the proposed project based upon record information and identifying all adjoining properties and record owners thereof;
ii.
The general location of existing and proposed (a typical configuration shall be acceptable) structures on the site;
iii.
The location and general design of all lots, common areas (if any), streets and sidewalks of the proposed development;
iv.
The parking spaces required and to be provided as part of the proposed development;
v.
The proposed uses for the proposed planned development;
vi.
The proposed density for the proposed planned development;
vii.
The proposed setbacks for the proposed planned development;
viii.
Any known phasing with respect to the proposed planned development, including estimated approximate dates of development, approximate area of each phase, and the order of any phases;
ix.
Conceptual building elevations for proposed buildings in the proposed planned development drawn to a reasonable scale; and
x.
A project summary setting forth the project area (in square feet and acres), allocation of the site to various proposed uses, total buildings and floor area by general type and category and total floor area ratio, and calculations of parking spaces in relation to dwelling units and commercial floor area.
(c)
Preliminary master plan review procedure.
i.
An application together with a complete preliminary master development plan containing the information set forth in this Section shall be presented at the first regularly scheduled planning and zoning commission meeting, but not sooner than fifteen (15) days after the notice of acceptance of the completed application. Notice of the planning and zoning commission meeting shall be sent to owners of record of all properties within one hundred eighty-five (185) feet of the parcel included in the application.
ii.
The planning staff shall coordinate review of the application by appropriate city departments and consultants designated by the city. A written report documenting the review and staff recommendations shall be prepared by the applicable staff and submitted to the planning and zoning commission at the meeting at which the application is considered.
iii.
After presentation of the application and staff report, the applicant shall have the opportunity to make a presentation to the planning and zoning commission. The planning and zoning commission may request such additional information or reports as it deems necessary. When the application has been sufficiently reviewed, the commission shall make a report to the board of aldermen evaluating the proposed Unified Master Development (including the preliminary plan) and setting forth a recommendation of approval or denial of the same. The report and recommendation may have attached to it such conditions as the commission reasonably deems appropriate for consideration by the board of aldermen.
iv.
The board of aldermen shall hold a public hearing with respect to the application upon at least fifteen days' public notice. If the preliminary master development plan is approved by the board of aldermen, the board shall adopt an ordinance rezoning the subject property to the Unified Master Development District, adopting the preliminary master development plan with such conditions as may be specified in the approval ordinance, and authorizing the preparation of a final master unified development plan consistent with the approved preliminary master development plan and containing the additional requirements set forth in this Division. Such ordinance shall become effective upon its passage.
(d)
Final unified master plan or alternative zoning. Within twelve months following approval of the preliminary master development plan, the petitioner may either: (a) submit one or more applications to rezone all or portions of the subject property to a planned zoning district in accord with Division 1 of this Article; and/or (b) submit one or more applications to rezone all or portions of the subject property to one or more of the traditional residential, commercial or industrial zoning districts provided elsewhere in this Chapter; and/or (c) submit a final unified master development plan for any portions of the subject property not included within applications for planned or traditional zoning districts as provided in (a) or (b), above, to the planning and zoning commission for its review and consideration. The final unified master development plan shall reflect the entire unified master planned development. A petitioner may, upon approval of the board of aldermen, obtain one or more extensions of time not to exceed twelve months each within which to submit any proposed final unified master development plan. The final unified master development plan shall conform to the approved preliminary master development plan and set forth the following information:
i.
An outboundary survey plat with a licensed Missouri land surveyor's seal and statement of verification regarding the source of the boundary dimensions, bearings, and source of contour data, and legal description of the property. The plat shall also identify adjoining property owners and the record owners thereof;
ii.
The general area location and general type of existing trees over six (6) inches in caliper and, in addition, an indication of those to be retained;
iii.
The landscaping proposed for the Unified Master Development with proposed plant material by type, including, trees, shrubs and any ground cover. The plantings in parking areas shall also be identified;
iv.
The location and description of all retaining walls, fences and berms (including any materials and the general appearance thereof);
v.
The description and location of all trash containers including the screening thereof;
vi.
The on-site storm water drainage and detention related to the development and, if applicable, any off-site storm water facilities; and
(e)
Final unified master development plan review procedure.
i.
An application together with a complete final unified master development plan containing the information set forth above shall be presented at the first regularly scheduled planning and zoning commission meeting, but not sooner than fifteen (15) days after the notice of acceptance of the completed application. Notice of the planning and zoning commission meeting shall be sent to owners of record of all properties within one hundred eighty-five (185) feet of the parcel included in the application;
ii.
During the time between the filing of the final development plan and the next regularly scheduled meeting of the planning and zoning commission, the applicable staff and consultants designated by the city shall review the final unified master development plan for compliance with the ordinance approving the preliminary master development plan and shall report its findings to the planning and zoning commission at the meeting at which the plan is considered;
iii.
After presentation of the application and staff report, the applicant shall have the opportunity to make a presentation to the planning and zoning commission. The planning and zoning commission may request such additional information or reports as it deems necessary. When the application has been sufficiently reviewed, the commission shall make a report to the board of aldermen evaluating the proposed final unified master development plan and setting forth a recommendation of approval or denial of the same. The final unified master development plan shall substantially conform to the ordinance approving the preliminary master development plan or the same shall not be approved, unless the commission finds that circumstances have changed since approval of the preliminary development plan or good cause for such change is otherwise shown.
iv.
The board of aldermen shall consider and review the final unified master development plan following receipt of the same from the planning and zoning commission. If the final unified master development plan is approved by the board of aldermen, then the board shall adopt an ordinance approving the same. Following approval of a final unified master development plan, a reproducible mylar of the same and the approval ordinance shall be recorded at the applicant's expense in the St. Louis County Recorder of Deeds office. Any bond, escrows, or letters of credit required to insure completion of required improvements indicated on the final unified master development plan that are not already installed shall be filed with the city prior to the issuance of any building permits.