(a) To encourage innovations in residential, commercial, recreational, and industrial development and renewal so that the growing demands of the population may be met by greater variety in type, design and layout of buildings and by the conservation and more efficient use of open space ancillary to the development.

(b) To provide a procedure which can relate the type, design, and layout of residential, commercial, recreational, and industrial development to the particular site, thereby encouraging preservation of the site's natural characteristics.

(c) To encourage a more efficient use of land and of public or private services, and to reflect changes in the technology of land development and service delivery so that there are resulting public and private economic savings.

(d) To provide for necessary commercial, recreational, and educational facilities conveniently located to residential uses.

(e) To provide for well-located, clean, safe, and pleasant industrial sites.

(f) To lessen the burden of traffic on streets and highways.

(g) To conserve the value of land.

(h) To allow flexibility in the application of conventional zoning requirements, as set forth in Article 4, regarding dimensions, density, development/performance, and open space, while ensuring that such flexibility will not be used in a manner which distorts the objectives of this code.

(i) To encourage integrated planning in order to achieve the above purposes.

(j) Planned development proposals are encouraged in order to allow and to foster:

(a) Permitted uses: The following uses may be permitted within a PR District at the discretion of the city council, upon recommendation of the planning commission:

(a) Permitted uses: The following uses may be permitted within a PMH District at the discretion of the city council, upon recommendation of the planning commission.

(b) Minimum development standards: All PMH developments shall comply with the following minimum standards:

(a) Zone districts: Unlike a neighborhood business and/or commercial center within a PR or PMH, these zones are intended to serve a larger community rather than a single specific neighborhood. Planned trade developments may be one (1) of three (3) districts:

(b) Permitted uses: Uses which may be permitted within these districts are those set forth in the respective business,commercial, and industrial zone districts set forth in Article 4 (see sections 4-3-11 through 4-3-15), except as specifically denied by the city council, upon recommendation of the planning commission, and any other permitted use in accordance with (2) below.

(a) Permitted uses: The following uses may be permitted at the discretion of the city council upon recommendation of the planning commission.

(b) Business uses shall logically serve the recreational users of the resource and the development.

(c) The city council may, upon recommendation of the planning commission, allow whatever residential density (see section 6-5-2(c)) or use intensity it deems justifiable in relation to the recreational resource, the primary recreational development, the purpose as set forth in section 6-1, submitted data, and review comments.

(d) The planning commission and the city council shall evaluate the proposed development in relation to the specific recreational resources. In no case shall the proposed development, particularly the secondary recreational uses, degrade or adversely affect the recreational resource or its future development.

(e) The planning commission and the city council shall also take into consideration the distance of "walking radius" for pedestrians on the site, and whether the PREC should be served by public or private roads, and/or provide a transportation service.

(f) Each application to establish a PREC District shall be accompanied by a recreational development plan consisting of both a short-term plan, specifying the development planned for a subsequent three (3) years and a long-term plan describing, in general terms, the logical maximum development ultimately anticipated within the proposed district. The recreational development plan shall further specifically make a distinction between primary and secondary recreational uses.

(a) Permitted uses: The following uses may be permitted at the discretion of the city council, after consideration of the planning commission recommendation.

(b) Minimum development standards: All PRVR's shall comply with the following minimum standards in addition to the standards in section 6-2-5(c) or 6-2-5(d), as appropriate.

(c) Development standards for PRVR's containing unsubdivided rental or lease spaces shall be:

(d) PRVR's which are subdivided for individual lot ownership shall meet the applicable requirements of Article 7 (Subdivision of land) of this code, and the development standards for these projects shall be:

(a) Permitted uses: The following uses may be permitted at the discretion of the city council, after consideration of the planning commission recommendation.

(b) Criteria for review: A recreational vehicle park or campground may be established on any tract of land held in single ownership or unified control, provided that the proponent shall show, and the planning commission and the city council shall (in addition to section 6-5-2(b)) find:

(c) Minimum standards: All PRC's shall comply with the standards of section 10-5-14.

(a) A homeowners or property owners association shall be required for all PD's that are planned for more than one (1) ownership within the PD (see section 6-5-4(c), Homeowners/property owners associations).

(b) The use of the parcel, and the construction, modification or alteration of any use or structures within a PD project shall be governed by the PD approval and related conditions, if any.

(c) The applicant/owner, any subsequent buyers, as well as entities created by the developer such as a homeowners or property owners association or an architectural review committee, are subject to the conditions of approval and terms of all recorded documents.

(d) A seller of property within a PD plan/plat approval, shall apprise any buyer of the status, terms and conditions of a PD approval; the city bears no responsibility for any misrepresentation of an approval.

(e) The conditions of approval required by the city shall also be set forth within covenants to be recorded with the final approved plan and/or plat.

(a) The development plans submitted under section 6-5 shall meet the requirements of that section, and the requirements of Article 7 (Subdivision of land) for preliminary plans (see section 7-4) and final plats (see section 7-5), except:

(a) Zone district requirements, as set forth in section 4-3, regarding dimensional, density, performance/development standards, or limitations shall not apply in PD Districts.

(b) The city council, upon recommendation of the planning commission, may exceed the requirements of similar zone districts (as set forth in Article 4) within a PD District if it deems it necessary, or desirable, in order to be consistent with the purposes (see section 6-1-1) of a PD Zone district or other sections of this article or code.

(c) In no case shall the requirements of the building and fire codes be waived or varied as a part of the approval process of a PD.

(a) The applicant requests that the proposed PD zone be processed under the short PD process.

(b) Staff reviews the request and determines that the proposal meets the criteria. If staff finds that the proposal does not meet the criteria or determines that the site has significant development constraints, the proposal can be required to include a conceptual development plan.

(c) The applicant submits a preliminary development plan incorporating the submittal requirements of section 4-4-3 (Rezone) in addition to the requirements of section 6-5-3(c).

(d) Criteria for review, recommendation and approval. In addition to meeting the general requirements in section 6-1, the short PD process will incorporate the criteria in section 4-4-4 (Rezone).

(a) Buildings and proposed site improvements, including their scale, character and orientation, will be reviewed for compatibility with existing and potential (if vacant) adjacent uses.

(b) When designing a proposed PD, the following should be considered in order to achieve maximum efficiency:

(c) Land which is unsuitable for development because of potential hazards such as flooding, landslides, excessive slopes, rockfall, subsidence, avalanches, high water table, or if developed, may be detrimental to the health, safety, or general welfare of existing or future residents, shall not be developed unless the hazards are eliminated or mitigated by approved design and construction plans.

Consideration shall also be given to preservation of areas of significant cultural, historical, archaeological or natural amenity. Those areas determined to be undevelopable shall be preserved in their natural state.

(a) Every principal structure shall have safe and convenient access to a public street or road, including provisions for access by service and emergency vehicles. Private access may be allowed only where the need for public access is not reasonably anticipated, and it shall have an easement of record for access by emergency and service vehicles.

(b) Vehicular, pedestrian and cyclist circulation shall be designed to allow smooth traffic flow with controlled turning movements and minimum hazard to vehicular, pedestrian and cyclist traffic.

(c) Streets shall not create unnecessary fragmentation of the PD into small blocks. In general, block size shall be the maximum consistent with use, shape of the site, and the convenience of the occupants. The design of the streets shall accommodate the anticipated level of use.

(a) Existing vegetation: Existing trees, shrubs and groundcover shall be retained to the extent that they enhance the project, are effective as a screen planting, and are useful in protecting slopes.

(b) Selection and arrangement of new plant materials:

(c) Lawn areas which are integral to the use and appearance of a project shall be covered with a thick stand of permanent groundcover.

(d) Landscaping shall be watered, replanted and maintained as necessary to preserve the intent of the approved landscape plan.

(a) Fence, wall and/or vegetative screening shall be provided where needed to protect the PD occupants from undesirable views, lighting, noise, or off-site influences, or to protect occupants in adjacent areas from similar adverse influences from within the PD. In either case, screening shall be designed to control the existing or potential adverse views from existing or potential first floor windows in the PD or adjoining structures.

(b) Bulk parking areas and service areas in particular shall be screened.

(c) Screening requirements may be waived where terrain makes protection against overview impracticable.

(a) Landscaped areas, recreational areas, and those areas retained in natural or quasi-natural condition shall together constitute open space. Open space may also serve to preserve or provide visual separation or buffers between varying uses. Wherever desirable, open space areas shall be integrated with each other and linked by trails, drives and/or pedestrian walkways rather than existing as isolated unrelated fragments.

(b) Open space areas and facilities shall be deeded to the homeowners or property owners association(s) or dedicated to the city, if accepted. If not dedicated, the developer shall include provisions to ensure continuing maintenance in the final recorded documents.

(c) Site planning and design shall preserve, to the maximum extent possible, existing cultural, historical, archaeological or natural features which enhance the attractiveness of the area and shall harmoniously relate all uses and structures within the surrounding PD.

(a) Uses shall be located and designed to provide direct access to secondary or major streets without creating congestion or traffic hazards on any street. Orientation of buildings and parking areas shall be to these streets rather than to a minor street.

(b) Layout of parking and service areas, entrances, exits, yards, courts and landscaping, and control of signs, lighting, noise, and other potentially adverse influences shall protect the character of the PD and any adjoining uses.

(c) Where appropriate with general design, the location and timing of operations within the PD, trade use parking, service areas and accessways may be located to serve other nonresidential uses in the vicinity. These multiple uses shall not lead to congestion or hazards to pedestrian or vehicular traffic.

(d) When a PD contains several trade uses, these shall be planned as groups with common parking areas and access. Undeveloped areas intended for future phases of development shall be maintained in a neat and orderly manner. Planned trade uses shall be developed utili;zing landscaping and screening to buffer parking areas, loading docks, and outdoor storage of materials and products from any adjacent residential areas.

(a) Submittal requirements: A conceptual development plan shall be prepared to include all items listed in section 4-4-3 (Rezone), all items listed in section 7-3-2 (Subdivision) and the following:

(b) Criteria for review, recommendation and approval for residential density:

(c) The city council, upon recommendation of the planning commission, may:

(d) Zoning shall vest for a planned development district only when a contractual document setting specific density and a site specific development plan has been approved for the PD zoned property, or part thereof, by the city council at second reading of the enacting ordinance.

(e) A preliminary development plan, including all required submittal material, shall be submitted within twelve (12) months of approval of the conceptual development plan. If the applicant desires an extension, a letter stating the circumstances necessitating the extension shall be submitted to the department thirty (30) days prior to expiration of the conceptual development plan approval.

The planning commission may approve, for good cause shown, an extension of the preliminary development plan submittal deadline at a regularly scheduled meeting.

(a) An application for a preliminary development plan shall be filed at the department and processed in accordance with section 4-4-2(a) through (l), except that conditions may be attached to an approval. Only complete submittals shall be accepted.

(b) An approved "design density" at the conceptual development plan stage cannot be presumed a matter of right, but shall be justified at the preliminary submittal and review stage through site and structure design. The city council, upon recommendation of the planning commission and unless it has previously committed itself to approval of a "specific density," reserves the right to reduce or increase a "design density" on all or any portion of a proposed PD, when it determines that the design fails to fulfill the purposes of this article and/or code.

(c) Submittal requirements: A preliminary development plan shall be prepared to include the following:

(d) A recommendation for approval of the preliminary development plan by the planning commission containing residential uses shall include a "specific density" per gross acre. Upon approval, by the city council, the approved "density" shall be included in the approved contract documents to be recorded (see section 6-3-1) upon approval of the preliminary development plan.

(e) If the preliminary development plan is filed in phases, a "specific density" shall be assigned to each phase. Density at each preliminary phase shall be justified by specific design. Approved "specific densities" from one (1) preliminary phase not utilized when that phase is built-out, may be carried over to another phase so long as the approved character of the overall PD is not significantly altered, but in no case shall the total approved specific density be increased.

(f) Following the approval of a preliminary plan, the applicant shall file with the department a final development plan and final subdivision plat in accordance with the approved development schedule. An approved preliminary development plan may be finalized by more than one (1) final plan and/or plat. Approval of a preliminary development plan is effective for one (1) year in accordance with section 7-4-1(f).

(g) The department reserves the option to suggest changes in the PD throughout the preliminary review process. If the preliminary development plan is not approved, the applicant may resubmit an amended plan in accordance with the processing procedures and submittal requirements (see section 6-5-3).

(a) A final site specific development plan and plat (if the development is proposed for a parcel that is not a part of a previously recorded plat) shall be filed at the department and processed in accordance with section 7-5-1. Only complete submittals shall be accepted.

(b) Upon final approval, the plan, plat and all related documents shall be recorded in accordance with section 7-6 (Recording of final plat).

(c) Any homeowners/property owners association created to administer the PD's common lands or facilities shall be incorporated. Articles of incorporation and restrictive covenants shall be recorded at, or prior to, the recording of the initial, if more than one (1), final development plan and plat. Evidence that articles of incorporation have been filed with the secretary of state shall be submitted.

(d) Submittal requirements:

(a) The staff will contact, in writing, the owner(s) of the property approved for the planned development thirty (30) days prior to the date that the approved development schedule indicated that the improvements for the project, or part of, would be completed, and request a written update within fifteen (15) days on the status of the development of the approved PD. Based on the response to the request for a written update within fifteen (15) days, the staff shall take one (1) of the following actions:

(b) A PD, or part thereof, placed on an inactive status shall maintain the development approvals, but no development, construction or preparation shall occur and/or no building permits shall be issued until the PD is returned to an active status.

(2) A PD on inactive status shall be reviewed every year by the staff.

(c) Any proposed amendments to an approved final development plan or plat or related documents, shall comply with the requirements of section 6-5-7 below.

(a) A minor change to a recorded final site specific development plan and/or plat, or related documents, may be approved by the administrator in accordance with the following provisions, if those changes are required by engineering or development constraints or other factors not foreseen at the time the final development plan was approved.

(b) A major change, other than a rezone, to a recorded final site specific development plan/plat, or any related documents, except as allowed in section 6-5-7(a) above, may be approved by the city council, upon recommendation of the planning commission, in accordance with section 6-5-1.

(c) Any approved amendment to the final development plan/plat shall be recorded as an amendment to the recorded final site specific development plan/plat, or related documents. The approval of any amendment does not constitute an extension of the time period for a property's vested rights, unless that amendment is submitted as an amendment to the approved preliminary plan, is processed in accordance with section 6-5-3, and a final site specific development plan is submitted incorporating the approved amendment, and is approved.

(a) To assist orderly, efficient and integrated development.

(b) To promote the health, safety and general welfare of the residents of the city.

(c) To ensure conformance of land subdivision plans with the public improvement plans of the city, county and state.

(d) To ensure coordination of intermunicipal public improvement plans and programs.

(e) To encourage well-planned subdivisions by establishing adequate standards for design and improvements.

(f) To improve land survey monuments and records by establishing standards for survey and plots.

(g) To safeguard the interests of the public, the homeowner and the subdivider.

(h) To secure equitable handling of all subdivision plans by providing uniform procedures and standards.

(i) To preserve natural vegetation and cover, and promote the natural beauty of the city.

(j) To prevent and control erosion, sedimentation and other pollution of surface and subsurface water.

(k) To prevent flood damage to persons and properties.

(l) To restrict building in areas poorly suited for building or construction.

(m) To prevent loss and injury from landslides, mud flows, and other geologic hazards.

(n) To provide adequate space for future development of schools and parks to serve the population.

(o) To assure the planning for the provision of an adequate and safe source of water and means of sewage disposal.

(a) Requirements and processing: Proposed minor subdivisions shall require vicinity sketch map and final plat filing, processing, and approval in accordance with sections 7-3 and 7-5 of this article. The preliminary plan stage (see section 7-4) shall be deleted.

(b) The final plat submittal shall incorporate staff review comments provided during the vicinity sketch map staff conference. The planning commission shall review the final plat and prepare a recommendation to the city council in accordance with section 7-5-1.

(a) Requirements and processing: Proposed major subdivisions shall require vicinity sketch map, preliminary plan and final plat filing, processing, and approval in accordance with sections 7-3, 7-4 and 7-5 of this article.

(a) Requirements and processing: Proposed condominium subdivisions, including the conversion of an existing structure to multiple ownership interests, shall be either a minor subdivision (see section 7-2-1) or a major subdivision (see section 7-2-2) and shall have the same requirements and processing as set forth in those sections.

(b) The requirements and standards set forth in section 10-5-18 shall apply to all structure conversions.

(c) If the land on which the condominium structure exists or is to be built is not a platted parcel, all provisions, requirements, standards, and procedures of this article shall be met for the land as well as the structure, and the land shall be shown as a "lot" on a final plat and recorded in accordance with this article.

(a) Four (4) copies of a vicinity sketch map, in accordance with section 7-3-2, shall be submitted to the department. If additional copies are needed, the staff shall request such copies within five (5) working days of the submittal.

(b) Staff shall review the map for conformance with adopted city plans and policies and the requirements of this code and, within fifteen (15) working days of the submittal, a staff conference shall be scheduled with the applicant and/or project representative to discuss the proposed subdivision plan.

(c) At the discretion of the administrator and/or applicant, the vicinity sketch map may be presented to the planning commission at a regularly scheduled meeting to clarify policies or to provide additional guidance. Such review shall be held within one hundred twenty-five (125) days of the date of the staff conference, and a quorum shall be present.

(d) Staff will provide the applicant with written comments concerning the review of the map within ten (10) days of the staff conference or a planning commission review, unless the applicant agrees, in writing, to an extension.

(a) The proposed name of the subdivision.

(b) Location and boundaries of the subdivision.

(c) The names and addresses of the owner/applicant and project representatives.

(d) The date of preparation, an engineering graphic and written scale and a symbol designating true north.

(e) The approximate acreage contained within the proposed subdivision.

(f) The location, dimensions and names for all existing streets, alleys, easements and watercourses within and adjacent to the subdivision.

(g) Existing zoning and land uses/structures on lands within, and adjacent to, the proposed project.

(h) The names of adjoining subdivisions with lines of abutting lots, and/or departing property lines of adjoining properties not subdivided.

(i) The location and dimensions of all proposed streets, alleys, lot lines, and proposed land uses, including areas to be reserved or dedicated for parks, schools or other public uses within the subdivision, and proposed utility services. See Article 10 for any applicable general regulations and development standards.

(j) The number of acres and percentage of total acreage of all land uses, approximate number of lots, and typical lot sizes.

(a) An application and four (4) copies of a subdivision preliminary plan, with required materials (see section 7-4-2) and a fee (see section 2-2-2) shall be filed at the department. Only complete submittals shall be accepted. If additional copies are needed, the staff shall request such copies within five (5) working days of the submittal.

(b) Staff shall review the application in accordance with section 7-4-3, obtain review comments in accordance with general review procedures (see section 2-3-2(a)), and schedule a staff conference with the applicant, within twenty (20) days of the date of submittal, to review all review comments with the applicant and to make any requests for additional information or materials.

(c) The staff shall present the preliminary plan application, including general review comments, to the planning commission at a regularly scheduled meeting within one hundred twenty-five (125) days of the date of application submittal, except as provided in section 2-3-2(a) for an extension. Before taking action on a preliminary plan, the planning commission shall consider all review comments presented by staff, and the approval criteria as set forth in section 7-4-3.

(d) The preliminary plan application and the recommendation of the planning commission shall be considered by the city council in accordance with section 2-3-2(c) within thirty-five (35) days of the planning commission action.

(e) All required (see section 10-4-1(b)) perimeter street rights-of-way shall be dedicated to the city by deed within ten (10) days of the approval of a preliminary plan, or the application approval shall be voided.

(f) Approval of a preliminary plan shall be valid for a period of one (1) year. The staff shall notify the applicant thirty (30) days prior to the expiration of the approval.

(g) An applicant may submit to the department a request in writing for a preliminary plan approval extension. Upon receipt of such request, the staff shall review the subdivision plan area for any changes in condition, applicable regulations, conditions of approval, and the approval criteria (see section 7-4-3). The staff may approve the request or forward it to the planning commission in accordance with (c) above.

(h) If the final plat covers only a portion of the land area within the approved preliminary plan, such approval of the remaining preliminary plan area shall be automatically renewed for an additional period of one (1) year from the date of approval of each subsequent final plat approval, unless the city council notifies the applicant, in writing, to the contrary.

(i) An entire preliminary plan area shall be recorded as a final plat(s) within five (5) years of preliminary plan approval. After that time, any unrecorded portion of the preliminary plan shall be required to be reprocessed in accordance with the current city code(s), or such portion shall become null and void.

(j) The applicant may request, in writing, a withdrawal of the subdivision plan at any time.

(a) The applicant shall provide the department with four (4) copies of the preliminary plan submittal materials. Additional copies may be requested after the staff conference if deemed necessary. The submittal shall address all comments assembled during the vicinity sketch map review process.

(b) The preliminary plan submittal shall include:

(c) Clear, high-contrast copies of a preliminary plan map(s) of the proposed subdivision shall be submitted. The map(s) shall be at a scale of not less than one inch equals two hundred feet (1" = 200'). The drawings may be on one (1) or more sheets of twenty-four by thirty-six inches (24" x 36"). The following information shall be shown on the plan sheet(s).

(a) Is the proposed subdivision in conformance with adopted plans(s), policies, and the requirements of this code?

(b) Does the proposed subdivision conform with the development requirements and design standards of Article 10?

(c) Is the proposed subdivision in compliance with the underlying zone district's intent and requirements?

(d) Is the proposed subdivision compatible with existing or any future development of adjacent properties under existing zoning?

(e) Are the proposed streets correctly named?

(f) Are the proposed engineering solutions sound for all major physical site features?

(g) Are public facilities available and adequate to serve the potential population of the proposed subdivision?

(h) Do the impacts of the subdivision affect the safety or welfare of the public?

(a) Copies of a subdivision final plat, related documents, and required materials (see section 7-5-2) shall be filed at the department. Only complete submittals shall be accepted. If additional copies are needed, the staff shall request such copies within five (5) working days of the submittal.

(b) Staff shall review the plat and related documents for compliance with the requirements of section 7-5-2 and obtain review comments in accordance with general review procedure (see section 2-3-2(a)).

(c) The final plat shall be reviewed for conformance with the preliminary plan approval, except that a final plat may constitute only a portion of the land area approved within the preliminary plan.

(d) If all requirements of approval of the preliminary plan have been met in the final plat submittal and if no adverse comments are received from review departments/agencies, the staff shall schedule the final plat for consideration at the next regularly scheduled meeting of the planning commission. Such meeting shall be held within thirty-five (35) days of the final plat application.

(e) The planning commission shall consider the final plat application, in accordance with section 2-3-2(b), and either recommend approval, approval with conditions, or deny the final plat. The commission, within sixty (60) days of the initial presentation to the commission, shall prepare a recommendation to the city council based on the preliminary plan approval, consideration of all applicable requirements of this code, and all review comments, unless the applicant agrees, in writing, to an extension.

(f) The staff shall present the final plat, including the planning commission recommendation, to the city council in accordance with section 2-3-2(c).

(g) A final plat application may be approved which has been modified to reflect improvements in design or changes which have occurred since the time of the preliminary plan review and approval. These changes may require submittal of material(s) necessary to adequately review that change. Staff will advise on the required submittal and review process according to the location or scope of the change.

(h) After the council approves the final plat application, the applicant shall incorporate any and all modifications required by the final approval on the final plat and/or within related documents. The original plats shall be submitted to the department, and signed and notarized by the owners and other required signatories (see 7-6-1(b)).

(a) The applicant shall submit the number of copies of the final plat and related documents requested by the department. (Originals shall be submitted in accordance with section 7-5-1(h) above). The submittal shall include the following drawings, materials, information and a fee (see section 2-2-2):

(b) The following final reports, maps, or texts shall be submitted, if applicable:

(a) Applicant shall record all final plats and related documents.

(b) The applicant shall submit to the department prior to recording:

(a) A replat shall be prepared in the event it is necessary or desirable for a person/entity to request, or for the city to initiate, a change to a previously recorded plat, for the following (also see section 7-8-2 below):

(b) Such replat shall be prepared, filed, and processed in accordance with section 7-2-1 or 7-2-2, as applicable.

(a) If it is discovered that there is a minor survey or drafting error in a recorded final plat, a request in writing to record a corrected plat shall be submitted to the department. The request shall be accompanied with an affidavit witnessed by a professional land surveyor and approved by the county surveyor. The surveyor witnessing this corrected plat shall be an impartial observer having no personal interest in the platted land.

(b) A request to correct a recorded plat shall be reviewed and processed in accordance with section 7-8-1, as applicable.

(a) Commence any excavation over ten (10) yards of material; or

(b) Construct or demolish any principal or accessory building or structure, or a required fence or wall; or

(c) Commence the moving, alteration, or expansion of any building or structure; prior to the issuance of a building permit for that activity. Also see section 2-1-3 for examples of types of building activities requiring permits.

(a) The provision of section 8-1-2 shall not apply to a parcel described by a metes and bounds legal description if:

(a) An application for a building permit, with required materials (see section 8-3), shall be filed at the department. The staff shall review the application within seven (7) working days of the date of filing, unless it is necessary to submit the construction drawings/plans for an official plan check by a building code consultant to the city, or unless an extension is agreed to, in writing, by the applicant. Applications shall be reviewed by the following staff:

(b) Review and approval by staff of the submitted site specific development plan or plot plan shall be required prior to issuance of a building permit.

(c) Following all reviews of the application, it shall be approved, approved with conditions, or denied by the department.

(d) The issued building permit shall indicate all conditions of approval or agreements.

(a) A completed application for a building permit (see Appendix [not set out in this chapter]) and fee (see section 2-2-2).

(b) Two (2) copies of detailed plans prepared in accordance with adopted excavation and/or building codes. Additional copies, as may be necessary to adequately review the application, may be requested by the staff.

(c) If the construction site is located in a service area beyond the city limits, or the site was annexed to the city subsequent to the adoption of this code, a gamma radiation survey may be required.

(d) Any curb cut permits as may be required by the state highway department.

(e) Sanitary sewer clearance and water tap approval from any servicing district(s)/company(s).

(f) For all permits for structures,