Changes that do not alter the basic relationship of the proposed development to adjacent property;

Changes that retain the character of the development;

Changes that do not significantly alter the uses permitted, or increase the density, setbacks, height, or coverage of the site; and

Changes that do not increase the problems of traffic circulation, safety, or utility requirements.

The boundary lines and dimensions of the property, existing subdivision lots available, utilities, easements, roadways, sidewalks, fire lanes, and public rights-of-way.

Topography of the property proposed for development in contours of not less than two feet, together with any proposed grade elevations if different from existing elevations. If the natural contour of the land is to be altered or changed in any location on the property more than four (4) feet, the site plan must provide detailed information on a proposed grading plan. The proposed grading plan shall include information indicating the drainage and line of sight effect the proposed grading plan will have on the surrounding properties.

Floodplains, watercourses, and other significant environmental features including, but not limited to, rock outcroppings and major tree groupings.

The location and size of existing and proposed permanent and temporary (construction) surface and subsurface drainage facilities, including culverts, drains, and detention pond.

The location and use of all existing and proposed buildings or structures. The minimum distance between buildings and between buildings and the property and street/alley lines. For buildings more than one (1) story in height, elevations and/or perspective drawings may be required in order that the relationship of the buildings to adjacent property, open spaces, and to other features of the development plan may be determined. Such drawings need only show the height, number of floors and exposures for access, light, and air.

Total number and location of off-street parking and loading spaces.

All points of vehicular ingress and egress and circulation within the property.

Speed limits on adjacent roads and distances of existing driveways on adjacent properties from all proposed driveways.

Setbacks.

The location, size, and arrangement of all outdoor signs, exterior auditory speakers, and lighting.

The type, location, and quantity of all plant material used for landscaping, and the type, location, and height of fences or screening and the plantings around them. When necessary to protect the public health, safety, or welfare, the City Council may require landscaping and screening requirements to be in place prior to the start of construction pursuant to an approved site plan.

Vicinity map, north point, scale, name of development, name of owner, name of planner, total acreage of project, street address, or common description of the property in the lower right corner of the site plan.

Current land uses and zoning district of the property and current land uses and zoning districts of contiguous properties and buildings on the exterior of the site and within twenty-five (25) feet of all property lines.

All reservations for public uses, including parks, playgrounds, walks, malls, and other open spaces for use by tenants or visitors.

Facilities for waste disposal on other than single-family uses.

Compliance with the Zoning Ordinance, the Subdivision Ordinance, and all other ordinances of the City.

Such other measures as will secure and protect public health, safety, morals, and general welfare.

An application for a PD District shall be made to the Planning and Zoning Commission in the same manner that an application for a zoning change is made.

The application shall include a pre-filing review process, as described below, prior to the submission of the site plan.

The zoning for the Planned Development District shall be that shown on the approved site plan and made a part of the adoptive ordinance and include any written special conditions within or attached to the adoptive ordinance.

In addition to the requirements of the Site Plan and as described in this section, the Planning and Zoning Commission and City Council may require additional information related to specific elements of the Planned Development.

It is the intent of these guidelines that subdivision review under the subdivision regulations and site plan review be carried out simultaneously with the review of a Planned Development under this section where applicable.

The final development plans required under this section may be submitted in a form which will satisfy the requirements of the subdivision ordinance for the preliminary and final plans required under those regulations.

If the site plan does not incorporate the feedback resulting from the Pre-filing review, the Planning and Zoning Commission and City Council shall require a second pre-filing review process in which the submitted site plan may serve as the new concept plan.

A legal instrument establishing a plan for permanent care and maintenance of any common areas or communally owned facility must be submitted before the site plan will be approved. All such instruments shall be approved by the city attorney as to legal form, and the Planning and Zoning Commission and the City Council as to suitability for the proposed use of the common area.

The title page of each application and set of plans shall be signed by the applicant's architect, planner, landscape architect, engineer and/or land surveyor if those services are required. In addition to an engineer, the applicant's submittal may be required to contain the professional services of at least two of the remaining three professionals involved in the design and construction of the environment.

The Purpose of a Pre-filing review is for the developer and local officials to discuss development patterns and develop a concept plan prior to the submittal of a Site Plan. By providing for early discussion between staff and developers regarding planning concerns and city requirements, the Pre-filing Review provides an opportunity to reduce misunderstandings, highlight opportunities, and expedite city approval of the project.

The developer should provide to the city secretary at least one week in advance of a scheduled meeting with city staff five (5) copies of two scaled representations described in B(1) and B(2) below. The representations should be in an 11x17 reproducible format and provided on compact disc in digital format. Names, addresses, and phone numbers of the owner(s) of record and of the developer, if different, as well as the contact person or agent shall be printed on the two representations.

The Developer and representation designer; designated city planning official; at least one planning body official; and at least one adjacent property owner shall meet on the site with the Context Map and the Existing Resources/Site Analysis Plan and walk the extent of the property. The purpose of the Site Walk is to receive feedback from city officials and abutting property owners on significant cultural and natural features that should be protected.

After the site walk, the Developer shall submit a Sketch Plan on white tracing paper as an overlay sheet to be placed on top of the Existing Resources/Site Analysis Plan. The Plan shall be prepared by a landscape architect working with a civil engineer. The Sketch Plan will identify an overall site concept for development, showing areas of proposed development (the development footprint), phasing, if applicable, and areas of proposed conservation. The Sketch Plan should be created using a four-step process in the following order:

Should the designated planning official deem it necessary to consult the landscape architect or physical planner hired by the Applicant, or the City engineer or a landscape architect or physical planner of the city's choosing to complete the Sketch Plan review, the Applicant will be billed for the consultant fee up to, but not exceeding, $2,000.00.

The Pre-filing Review Sketch Plan shall not be deemed an application for a permit, and the City is under no obligation to make any formal decision with respect to completion of the Pre-filing Review. The city rules and regulations applying to property are subject to modification and revision until a Site Plan is approved by City Council.

The results of the Pre-filing Review process shall be considered no longer valid if the developer does not submit a Site Plan within 18 months of the pre-filing review process completion.