23-8 Approval of Planned Development Overlay

Land shall be placed in a Planned Development Overlay as set forth in this Title. The documents and exhibits outlined herein shall be submitted. A. All applicants for Planned Development are encouraged to attend a pre-application conference with the Planning and Zoning Administrator, Public Works Director and City Manager. The purpose of this meeting is for the applicant to present the conceptual development and discuss the administrative review process. It is also intended to convey City standards and facilitate the filing of a complete application. B. Application for Planned Development Overlay. Approval Criteria: The Planned Development Overlay may only be approved if the City Council, after receiving a recommendation from the Planning Commission, finds: 1. The proposed Planned Development Overlay: a. Does not conflict with any applicable policy of the City of Kanab General Plan; b. Meets the spirit and intent, as set forth in Section 20-1 of this Chapter; c. Will allow integrated planning and design of the property; d. Meets the use limitations and other requirements of the zone with which the Planned Development Overlay is combined, except as otherwise allowed by this Chapter; e. Meets the density limitations of the underlying zone, unless a density bonus is granted pursuant to the provisions of this Chapter; and f. If a density bonus is authorized, provides site design and increased amenities, as provided in Section 20-10-C of this Chapter, which ameliorate the potential impact of increased density; and 2. The applicant has: a. Sufficient control over the property to be developed to ensure development will occur as approved; and b. The capability to start construction within one (1) year of final plan approval. 3. Imposition of Conditions: In order to make findings necessary to approve a Planned Development Overlay, conditions of approval may be imposed on a preliminary site plan to assure the planned development will: a. Accomplish the purpose of this Chapter; b. Be developed as one integrated land use rather than as an aggregation of individual and unrelated buildings and uses; and 1. Meet the requirements of the zone in which the proposed development is located except as such requirements are modified by this Chapter. D. Submit Preliminary Site Plan Application, to include the following information. Information should be submitted on multiple sheets for clarity of presentation. 1. Record of Survey is a map showing property corners or other boundaries which have been established or re-established by a Land Surveyor. 2. Natural Resource Inventory Map, to illustrate the following site conditions illustrating the requirements of Chapter 11 of this Ordinance, to include, but not limited to: a. Natural Features b. Sensitive Lands as defined in Chapter 11 of this ordinance. c. Slopes greater than 40% shall be measured in horizontal increments of no greater than 100 feet. d. Site topography with contours of 2-feet or less. e. Potentially expansive soils or potentially collapsible soils. f. Fault lines. g. High ground water table. h. A summary table listing acreages of the above items which have been identified on the project site. 3. The name, address and telephone number of the applicant and the applicant’s agent, if any. 4. Land Use: Show general location of proposed land uses, including residential areas, commercial, mixed use, and open space. Include proposed locations for civic spaces such as churches, schools, fire stations, etc. Show adjoining properties and uses. Include tables showing the number of acres in the proposed development and a land use summary. 5. Roadway: Show general locations of proposed interior collector and/or major arterial streets, and points of connection to existing city streets and how the proposed project roads will integrate with the Kanab City Master Road Plan. 6. Typical Lot Layout: Show typical proposed lot configuration, building clusters, setbacks, road rights-of-way, and road cross-sections. 7. Open Space: Projects must have a minimum of 20% of Gross Land Area designated as open space to qualify for this Planned Development Overlay. Sensitive lands do not qualify as open space. The Preliminary Plat shall show uses for open spaces, including golf courses, parks, trails, undisturbed areas and those common areas defined in Section 23-11-H. 8. Grading and Drainage: Show proposed general grading patterns, and existing and proposed general drainage corridors. A Grading Permit is required. 9. Utilities: Contact local utility companies to determine service requirements for the proposed project. Show existing utility easements, proposed major utility easement corridors, points of service to major land use areas, and points to outside service connections. 10.Landscape: Show general landscape theme for proposed land uses, including, but not limited to, commercial areas, streets, and common space. 11.Phasing: Include a phased development plan if applicable. E. Development Agreement, as required by Section 23-4 of this Chapter, and a Project Narrative which shall describe the following in general terms; uses of the land, general design characteristics of buildings including proposed heights, density of residential development, landscape and open space character, and related aspects of the proposed development which will help the public and city officials better understand the proposed development. F. Parcel Map(s), from the County Recorder’s office showing the subject property and all property located within the minimum radius defined by ordinance. G. Traffic Impact Analysis, as determined by Standard Specifications for Design & Construction.