The planned assembly development procedure encourages more creative approaches to the development of land than would be possible through the strict application of standard zoning regulations. Planned assembly development is to be applied to sites of significant size where the opportunity exists to provide pre-planned and coordinated phases of development that will be mutually complementary when assembled together.

Projects that meet the requirements for a planned assembly development as specified under Section 12-39.2 may qualify for a streamlined planned assembly development process if the following additional requirements are met:

An overall conceptual preliminary plan for the entire project shall be submitted as an application for a Special Use Permit and reviewed per the provisions of Section 12-39.4. Final precise plans for each phase of the project shall be subsequently submitted and reviewed per the provisions of Section 12-39.6.

The Special Use Permit application for a planned assembly development shall be accompanied by ten copies of the preliminary plan which must show and legally describe all of the property to be included in the development, the use or uses of land, density, approximate height, bulk and location of buildings, internal and perimeter circulation, proposed phasing of development, and any proposed deviation from the regulations of the zone in which the site is located or from regulations that would otherwise be applicable for the type of development proposed.

An overall plan for the entire project shall be submitted as an application for a Special Use Permit.

The Special Use Permit application for a planned assembly development shall be accompanied by ten copies of the streamlined plan which must show and legally describe all of the property to be included in the development, the use or uses of land, density, height, bulk and location of buildings, internal and perimeter circulation, proposed phasing of development, and any proposed deviation from the regulations of the zone in which the site is located or from regulations that would otherwise be applicable for the type of development proposed.

The Planning and Building Department Director or designee shall prepare a report based on the plans and information submitted, indicating compliance with the Building Code, Fire Code and other applicable codes, recommendations of the City Traffic Engineer, availability of adequate utilities and ability of the City to provide public services.

The report, plans, and recommendations of the Director shall be presented at a public hearing for the Special Use Permit before the Planning Commission within sixty days. Upon conclusion of the public hearing, the Planning Commission may approve or deny the application for planned assembly development. Approval shall be subject to conditions imposed by the Planning Commission.

The Planning and Building Department Director or designee shall prepare a report based on the plans and information submitted, indicating compliance with the Building Code, Fire Code and other applicable codes, recommendations of the City Traffic Engineer, availability of adequate utilities and ability of the City to provide public services.

The report, plans, and recommendations of the Director shall be presented at a public hearing for the Special Use Permit before the Planning Commission within sixty days. Upon conclusion of the public hearing, the Planning Commission may approve or deny the application for planned assembly development. Approval shall be subject to conditions imposed by the Planning Commission, to be complied with during Site Plan Review.

After the Planning Commission has approved a preliminary plan, the applicant shall submit ten copies of the final plan for each phase of the planned assembly development. Each application for final approval shall be submitted as an application for site plan review.

Each final plan must be in substantial compliance with its respective portion of the approved preliminary plan and shall include:

Each application for final plan review shall be submitted with required fees for site plan review and for public hearing notification. No additional filing or fee for a Special Use Permit is required unless an amendment to the initial Special Use Permit is requested or required.

The Planning and Building Department Director or designee shall submit the final plan with a report which incorporates the written approval of the Superintendent of Building and Safety, Fire Chief, Public Works Director and Traffic Engineer. Upon receipt and study of the plan of the report, the Planning Commission shall approve or deny the request after a public hearing convened pursuant to the same form of notice as required for the hearing on the preliminary plan.

Approval may be subject to conditions. Denial shall be accompanied by a statement in the minutes, a copy of which shall be delivered to the applicant, setting forth the findings and considerations which support the Commission's decision to deny the request.

The applicant or any interested person may appeal any determination or decision of the Planning Commission, or any condition imposed by the Planning Commission, for streamlined preliminary or final plans, in accordance with the appeal procedures for a Special Use Permit as specified in Article 25 of this Chapter.