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PUD Approval: There are three steps to approval of a PUD. These include general concept plan, development stage plan, and final plan. As indicated above, the city has previously approved a general concept plan. The applicant has now submitted a development stage plan for city approval. 1120.04 Subdivision 3 of the Municipal Code outlines the procedure for development stage plan approval. The code states that the Planning Commission shall review the plan and submit a written report and recommendations to the City Council with respect to the conformity of the development stage plan to the general concept plan, with respect to the merit or lack of merit of any departure of the development stage plan from substantial conformity with the concept plan, and with respect to the compliance of the development stage plan with the provisions of this Title and other applicable Federal, State and local codes and ordinances. No public hearing before the Planning Commission is required by the City Code. 1120.04 Subdivision 3f. outlines the following review and evaluation criteria for development stage plans: 1. Adequate property control is provided to protect the individual owner's rights and property values and the public responsibility for own maintenance and upkeep. 2. The interior circulation plan plus access from and onto public rights of way does not • create congestion or dangers and is adequate for the safety of the project residents and the general public. 3. A sufficient amount of usable open space is provided. 4. The arrangement of buildings, structures, and accessory uses does not unreasonably disturb the privacy or property values of the surrounding residential uses. 5. The architectural design of the project is compatible with the surrounding area. 6. The drainage and utility system plans are submitted to and subject to the approval of the Director of Public Works/City Engineer. 7. The development schedule insures a logical development of the site which will protect the public interest and conserve land. 8. The development is in compliance with the requirements of Chapter 1010 and Titles 1200 and 1300 of this code. 9. Dwelling unit and accessory use requirements are in compliance with the district provisions in which the development is planned. Plan Changes: The following differences exist between the proposed development stage plan and the approved general concept plan as outlined in Resolution No. 5119: 1. Parcel B is designated as a retail site instead of a restaurant site. 2. The movie theater seating has been reduced from 2648 seats to 2188 seats. The number • of screens has been reduced from 16 to 15. 3