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• • • 20 (b) to gather information and obtain guidance as to the general suitability of the proposal for the area in which it is proposed and its conformity to city policies: (c) to determine as early as possible if a Planned Unit Development is the most appropriate and effective means of achieving the goals of the Comprehensive Plan and complying with the City's site performance standards; (d) to recognize the economic needs of the project and incorporate them into the project design; (e) to provide the opportunity to accomplish these purposes before incurring the substantial public or private expense of preparing detailed plans and information required for formal application and review of a preliminary plat. (3) Initial Collaboration Meeting. (a) Prior to preparing and submitting the concept plan under the requirements of this chapter. an applicant for a project requiring a plat or Planned Unit Development (PUD) shall meet with city staff to discuss the proposed development. the requirements for pursuing a development application, the collaborative design process, and other issues relevant to the project. The City strongly recommends that the applicant refrain from preparing any site layout plans prior the initial collaboration meeting in order to minimize the expense of plan changes. (b) Inforrnationfor collaborative design process. The City staff shall assemble and provide at this meeting environmental information it has that is relevant to the project. (c) At the initial collaboration meeting, City staff. selected specialists. and the applicant shall discuss elements to be considered and included in the project design when applicable, including but not limited to: site District 1. City goals and public values described in Comprehensive Plan relevant to the 2. the City's Resource Management System Plan 3. Resource Management Plan and Rule RMP -3 of the Rice Creek Watershed 4. the collaborative design process 5. existing conditions and environmental features 6. preservation and /or enhancement of Environmentally Sensitive Areas (ESA) 7. site layout performance standards and other official controls 8. economic needs of the developer 9. potential for flexibility with a PUD 10. general location of streets and utilities 11. general location and extent of public and common open space draft revisions to Chapter 1001 subdivisions draft date June 22, 2010Page 20 of 72