Preliminary Development Plan

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Overview

The Preliminary Development Plan (PDP) depicts the proposed development in greater detail and is used to form the basis of the development standards for the Planned District.

Process

For an illustration of the Preliminary Development Plan process see the Process Flowchart. You can also see the steps below to learn more about the process:

1. Application Submittal

When the applicant submits the required items (see the Submittal Requirements), the applicant will be notified within 7 days whether or not the application is complete for hearing. If the submittal is incomplete, the applicant has 30 days to re-submit or notify the City Planner of a pending re-submittal.

2. Public Notification

In order to schedule a public hearing, proper public notification is required.

The City produces a public notice which includes the date, time, and location of the public hearing, a location map identifying the site, the name and address of the applicant or their representative, and a description of the requested zoning procedure, which shall be used for notification and publication. The City publishes the notice of public hearing in the newspaper not less than 15 days and not more than 30 days prior to the hearing and obtains proof of such publication. The City also posts a sign on the site and mails a notice to property owners within 300 feet of the site.

3. Public Hearing

The applicant is required to present the case before the Planning Commission at the hearing, which should include presentation of any supporting materials, an explanation of the development proposal, and justification of the request. In presenting the application, the burden of proof shall rest with the applicant to clearly establish that the proposed conditional use shall meet the burden of proof criteria.

The public hearing can be broken down into several components: First, the City Planner will introduce the application providing an overview of the project location, rezoning request and the planning issues to be addressed at the public hearing. Second, the applicant and/or his consultants will present the proposal for their case. Third, if a traffic analysis was required, the city traffic consultant will present their preliminary findings to the Planning Commission.

Upon completion of the presentation, the Commission Chair will open the hearing for both comments and questions from the public as well as the Planning Commission. See Applicant Presentations for additional guidance on making a presentation to the Planning Commission.

4. City Planner Review and Findings

Upon closure of the public hearing, the application is referred back to the City Planner to prepare findings on the requested Planned District. These findings must be submitted to the Planning Commission within 30 days of hearing closure. The City Planner issues a report, and if the finding is positive, a draft ordinance for the Planning Commission’s consideration is included.

5. Planning Commission and City Council Action

Within 60 days of receipt of the City Planner’s report, the Planning Commission will take action on the Planned District. The Planning Commission may recommend approval of the request as submitted, may recommend amendments or may deny the request. In recommending approval of development conditions, the Planning Commission shall impose such conditions it determines necessary. If the Planning Commission denies the request, the applicant has the option of appealing to the City Council within 10 days of the Commission’s decision. 

If the Planning Commission recommends the Planned District, the City Council will take action within 60 days of receipt of the Commission's recommendation. The recommendation of the Planning Commission shall be placed on the next available Council agenda, unless the applicant requests the matter to be deferred to another agenda. The City Council may approve the Planned District by a majority vote, approve the request with amendments by a two-third majority vote or deny the request.

Next Step: Final Development Plan

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