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j) Transition districts as an extension of an existing district whereby the provision of <br />off-street parking, screening walls, open space and planting would create a <br />protective transition between a lesser and a more restrictive district. <br />"In order to be approved, a proposed PD zoning district must meet the following <br />requirements: <br />1. Any proposed modifications will substantially meet the intent of the zoning and <br />subdivision ordinances and the comprehensive plan. <br />2. Any proposed modification will provide for better overall project design than <br />straight zoning. <br />3. The combination of different dwelling types and/or the variety of land uses in the <br />development will complement each other and will harmonize with existing and <br />proposed land uses in the vicinity. <br />4. The development will not generate more traffic than the streets in the vicinity can <br />carry without congestion, and the development will not overload municipal <br />services. <br />S. Financial reasons shall not be the sole reason for modification of standards. <br />6. A planned development district must be a minimum of ten (10) developable acres in <br />size. <br />"An applicant must have a predevelopment meeting with city staff. Said applicant may <br />submit a preliminary plan with the application for a PD district if the applicant is not ready <br />to begin development of part or the entire site. The preliminary plan shall contain all <br />information necessary to ensure that the development complies with all applicable <br />regulations and requirements. <br />"A preliminary plan shall include: <br />a) A metes and bounds description of the entire PD development tract. <br />b) A drawing locating floodplain areas, water bodies, creeks, drainage areas, and <br />significant natural features such as major tree groupings and important view <br />corridors. <br />c) Sufficient evidence to establish that the applicants are in fact all the owners or have <br />control of all outstanding interest of the land and structures thereon. <br />d) A drawing locating all land use areas, showing proposed gross acreage of each use, <br />maximum lot coverage, maximum height, minimum setbacks, residential densities, <br />approximate gross floor areas and floor to area ratios for all commercial, industrial, <br />and office uses. <br />e) Location of all major access points, thoroughfares, and collectors within the <br />development. <br />f) Identification of all major land use classifications and the approximate acreage <br />within the development as related to current zoning district designations or the <br />specific purpose. <br />3 <br />