1.   In order to develop land in a PD Planned Development District, the applicant shall follow a five-step procedure, as follows:

a)   Step 1. Pre-Application Conference Review
b)   Step 2. PD Application for Rezoning and PD Master Plan, which includes the:

i)         PD Design Statement and
ii)        PD Concept Map

c)   Step 3: Preliminary Plat, if subdivision occurs and where required by the Subdivision Regulations
d)   Step 4. Final Plat, if subdivision occurs and where required by the Subdivision Regulations
e)   Step 5. Site Plan

2.   Each required step shall be completed and approved before the following step is reviewed.
3.   Selection of a conventional zoning district as a base district shall be required for a PD.
4.   Where appropriate, other methods authorized in the Subdivision Regulations may be substituted in Step 4. Final Plat, such as a Minor Plat or Amending Plat.
5.   The Planning and Zoning Commission and City Commission may, however, review more than one step at the same public hearing.

1.   Step 1. Pre-Application Conference Review

a)   At least ten (10) business days prior to submission of an application for Rezoning to a PD District, the applicant shall submit to the Director of Planning and Development a sketch plan, drawn to approximate scale, showing streets, lots, public areas, and other significant features.
b)   The applicant should discuss with the Director of Planning and Development the procedure for adopting a PD District and the requirements for the general layout of streets and utilities, access to arterials, or general design and narrative, the availability of existing services, and similar matters.
c)   The intent of Step 1. Pre-Application Conference Review is to expedite and facilitate the approval of a PD Master Plan.

2.   Step 2. PD Application for Rezoning and PD Master Plan

a)   Procedures and Requirements

i)         The PD Rezoning application shall be filed in accordance with regular procedures and on application forms of the City (see 6.02. Rezonings and Zoning Text Amendments).
ii)        The PD Master Plan, which is submitted with the application for Rezoning, shall consist of a PD Design Statement and a PD Concept Map.

b)   PD Design Statement
The PD Design Statement shall be a written report containing a minimum of the following elements:

i)         Title of PD;

ii)        List of the owners and/or developers;
iii)       Statement of the location and relationship to existing and proposed adjoining land uses;
iv)       Description of the PD concept, including an acreage or square foot breakdown of land use areas and densities proposed, a description of building use types, proposed restrictions, and typical site layouts;
v)        Selection of one conventional zoning district as a base zoning district to regulate all uses and development regulations not identified as being modified;
vi)       A list of all applicable special development regulations or modified regulations to the base zoning district, plus a list of requested exemptions from or modifications to applicable development regulations;
vii)      A statement identifying the existing and proposed streets, including right-of-way standards and street design concepts;
viii)    Drainage information, including number of acres in the drainage area and delineation of applicable flood levels;
ix)      A statement of utility lines and services to be installed, including lines to be dedicated to the City and which will remain private;
x)        A description of the proposed sequence of development; and
xi)      Other supporting maps as necessary to meet the submission requirements of these Zoning Regulations.

c)   PD Concept Map
The PD Concept Map shall be a graphic representation of the development plan for the area of a PD District containing a minimum of the following elements:

i)         Proposed locations, use types, and sizes of structures;
ii)        The existing zoning districts in the development area and surrounding it; and
iii)       Elevation, topography with minimum five (5) foot contour intervals, slope analysis, soil characteristics, and tree cover.

d)   Approval of the PD Master Plan

i)         Upon final approval by the City Commission of the PD Master Plan and the appropriate ordinance of rezoning, these elements shall be considered a part of the Zoning District Map.
ii)        The ordinance of rezoning shall adopt the PD Master Plan by reference, and it shall be attached to said ordinance and become a part of the official records of the City.

e)   The City may require that an applicant prepare a Traffic Impact Analysis to assist the City in determining whether the PD Master Plan will be supported with adequate levels of roadways and intersections concurrent with the demand created by the development.
f)    Expiration of a PD Master Plan

i)         A PD Master Plan shall expire after two (2) years from the date of approval if no substantial development progress has been made within the PD. A new PD Master Plan must be submitted and approved by the City Commission.
ii)        The Director of Planning and Development may grant a two (2) year extension of a PD Master Plan. At the end of the two (2) year extension, a second extension may be given by the Director of Planning and Development for up to one (1) year.
iii)       An extension shall be granted if a development application for the PD  District has been submitted and is undergoing the development review process or if the Director of Planning and Development determines development progress is occurring.

g)   Use and Development of the Property

i)         The PD Master Plan shall control the use and development of the property, and all building permits and development requests shall be in accordance with the plan until it is amended by the City Commission.
ii)        The PD Master Plan and all supporting data shall be made a part of the permanent file and maintained by the City Secretary.

3.   Step 3: Preliminary Plat

Where a Preliminary Plat is required, the applicant shall prepare a Preliminary Plat for review and approval.

4.   Step 4. Final Plat

a)   Where a Final Plat is required, the applicant shall prepare a Final Plat for review, approval, and filing of record according to procedures established by the City Commission.

5.   Step 5. Site Plan

A Site Plan shall be submitted upon the application for a Building Permit and reviewed in accordance with procedures established in 6.03. Site Plan.

1.   The Director of Planning and Development may approve or defer to the City Commission consideration of Minor PD Amendments to the PD Master Plan if all of the following conditions are satisfied:

a)   The project boundaries are not altered.
b)   Uses other than those specifically approved in the PD Master Plan are not added. Uses may be deleted but not to the extent that the character of the project is substantially altered from the character described within the PD Design Statement.
c)   The allocation of land to particular uses or the relationship of uses within the project are not substantially altered.
d)   The density of housing is not increased more than ten (10) percent or decreased by more than thirty (30) percent.
e)   The land area allocated to nonresidential uses is not increased or decreased by more than ten (10) percent.
f)    Floor area, if prescribed, is not increased or decreased by more than ten (10) percent.
g)   Floor area ratios, if prescribed, are not increased.
h)   Open space ratios, if prescribed, are not decreased.

2.   If the Director of Planning and Development finds that these criteria are not satisfied, an amended PD Master Plan shall be submitted for full review and approval according to the procedures set forth in these regulations.