§ 416.040. Consideration of Preliminary Redevelopment Plans.

A. 

Procedure. Except as established by this Section, the procedures and requirements for filing, review and approval of a preliminary redevelopment plan shall be the same as those set forth in the Land Use Code, Title IV, Chapter 430, for other amendments to zoning district regulations or boundaries.

B. 

Criteria For Approval. The Planning and Zoning Commission and the Board of Aldermen shall use the applicable zoning district regulations and the Manchester Plan as a guide for review of the preliminary redevelopment plan. The Board of Aldermen may permit modifications from the underlying district regulations. Use regulations, however, shall not be modified to permit uses not otherwise permitted by the Manchester Plan in the zoning district governing the property, or to which the applicant seeks rezoning. If the Board of Aldermen imposes conditions or restrictions on a preliminary redevelopment plan, it may designate specific requirements that must be met before an applicant may submit a final redevelopment plan application. In considering any preliminary redevelopment plan application, the Commission and the Board of Aldermen may give consideration to the criteria stated below, to the extent they are pertinent to the particular application. The Commission and Board of Aldermen may also consider other factors relevant to the particular application.

1. 

Development is compatible with and incorporates standards and principles contained in the City's Manchester Plan and/or adopted regulations.

2. 

The criteria governing the rezoning of property.

3. 

Development is designed, located and proposed to be operated so that the public health, safety and welfare will be protected.

4. 

Development will not impede the normal and orderly development and improvement of the surrounding property nor impair the use and enjoyment or value of neighboring properties.

5. 

Development incorporates adequate ingress and egress and an internal street network that minimizes traffic congestion.

6. 

The capability of the site to accommodate the building, parking and drives with appropriate open space and safe and easy ingress and egress.

7. 

The degree of harmony between the architectural quality of the proposed building and the surrounding neighborhood.

8. 

The appropriateness of the minimum dimensions and areas of lots and yards set forth in the applicable zoning district regulations.

C. 

Development Plan In Rezoning Ordinance. If the preliminary redevelopment plan application was submitted with an application to change the zoning district category, any development plan approved through the hearing process, concurrent with such application, shall become part of the ordinance that amends the zoning district category of the property.

D. 

Modification Of Zoning Map. Any approved preliminary redevelopment plan shall be reflected on the Zoning Map as an amendment of the district by designation of "-P" after the district abbreviation of the district in which the plan was approved.

E. 

Duration Of Validity. The approved preliminary redevelopment plan shall specify the duration of its validity, but in no event shall an approved preliminary redevelopment plan be valid for a period longer than twelve (12) months from the date of such approval. The Board of Aldermen may grant one (1) extension not exceeding twelve (12) months upon written request. The approval of a revised preliminary redevelopment plan shall not automatically extend the time period during which the preliminary redevelopment plan is valid.

F. 

Additional Studies And Legal Technical Review.

1. 

The Board of Aldermen or other designated entity or official may require applicants to submit any technical studies that the City deems necessary to enable the appropriate person or entity to fully evaluate the application. Examples of technical studies that may be required shall include, but not be limited to, traffic studies, engineering studies, geologic or hydrogeologic studies, flood studies, environmental impact assessments, noise studies or surface water management/drainage studies. The persons or firms preparing the studies shall be approved by the City Engineer. The costs of all studies shall be borne by the applicant.

2. 

Legal and planning review. Each application for a redevelopment plan shall be submitted for review to the City's staff or consultants. To the extent the City incurs actual costs from such review, the applicant shall bear such reasonable costs. Unless other studies or additional review is contemplated, the applicant shall submit payment at the time of application of two thousand dollars ($2,000.00) to cover such expenses. In the event actual reasonable costs are or are expected to be in excess of this payment, the Board shall inform applicant of such costs and applicant shall provide payment. Any funds not used by the City for review purposes shall be refunded to the applicant.

3. 

Payment for review services shall be paid by the applicant prior to formal review or processing by the City.

R.O. 2012 §416.040; Ord. No. 1295 §3, 8-19-2003