A. Initial Contact. The applicant shall confer with the community development director to discuss the proposal and applicable development review and approval procedures.

B. Initial Staff and Development Review Committee Review. The applicant shall provide the planning and zoning staff with a concept plan to allow for an initial review of the proposal. The concept plan shall show the location of all proposed streets, alleys, drives, pedestrian and bicycle elements, buildings, parking areas, landscaped areas, screening, uses of land and buildings, building heights, building elevation sketches showing typical exteriors and architecture, integration with the surrounding area, phasing plan, and other features. This concept plan shall be construed to be an illustration of the development concepts only and not an exact representation of the specific development proposed. After staff determines a complete concept plan proposal has been submitted, staff shall schedule a review by the development review committee. The applicant shall appear before the development review committee to address its concerns and to field input.

C. Planning Commission Work Session. The applicant shall present the concept plan to the planning commission in a work session at least once before submitting a formal application. The work session shall be for discussion and informal feedback purposes only, and no action shall be taken concerning the concept plan.

D. Large Scale Master Plan. The applicant may submit an application for a large scale master planned development following completion of the procedural steps above. A large scale master planned development application and approval are required for each pod shown on the concept plan in Figure 1 of this chapter prior to any specific development applications, i.e., subdivision plats, site plans, and building permits. A master planned development application may include multiple pods. A subdivision plat recorded for purposes of identifying and dedicating roadways between pods may be recorded before submission of a large scale master planned development application provided the applicant shows how such roadways are anticipated to provide access and circulation to affected future development. A subdivision plat may also be recorded to establish the boundary of Pod “C” or the park. A large scale master plan shall comply with the provisions of Section 17-7-10.12.4.

E. Development Agreement. In 2019, the city entered into an amended and restated master development agreement with Gardner Jordan Bluffs, L.C. During the term of the amended and restated master development agreement and subject to any amendment to the amended and restated master development agreement, a development agreement, in a form satisfactory to the city attorney and city council, and consistent with law, shall be required in conjunction with each large scale master plan to ensure the property owner complies with the provisions applying to Subareas 1-3 of the zoning district; the amended and restated master development agreement for Jordan Bluffs Project; the large scale master plan, including specific approved plans and elements establishing the character and design of the project area; and allowing the property owner the right to develop in accordance with the approved plan for a period up to, but not exceeding, the term of the amended and restated master development agreement for Jordan Bluffs Project. City-owned municipal facilities are exempt from this requirement.

F. Subdivision Plats, Site Plans and Building Permits. Prior to any development occurring in a pod, the applicant shall obtain all applicable development permits as required in Chapter 17-3 and Title 16. The review processes for these permits shall be as set forth in Chapter 17-3 and Title 16. These development permits shall be consistent with the approved large scale master plan, development agreement, this chapter and current building code. Preliminary subdivision plats, final subdivision plats, preliminary site plans and final site plans may be reviewed concurrently with the large scale master plan. (Ord. 2023-14 § 1 (Att. E); Ord. 2021-18 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A (part)))