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Subdivision Ordinance, which establishes two steps for consideration of a plat: Preliminary Plat and Final Plat. The Preliminary Plat is a record drawing that illustrates the subdivision lines, but also includes a visual description of the improvements proposed as a part of the plat. The purpose of the Preliminary Plat is to ensure that the proposed improvements on the new parcel can be developed in accordance with the requirements of the City’s zoning, building, engineering, and other public safety standards. As a stand-alone process, Preliminary Plat carries the burden of proving the physical viability of a proposed development before the City approves the final subdivision – this ensures that parcels are not conveyed separately that cannot be reasonably developed. When a Plat is a part of a Planned Unit Development project, the platting aspect is often subsumed by the PUD review, since the PUD will manage the several zoning particulars that apply to the site. A PUD is treated as a single development site – even though it may be broken up into several separate legal land parcels. When this project was initially conceived, the applicants utilized the PUD process to define the various aspects of the proposal, including Architecture, Site Planning, Grading and Drainage control, Utility services, Emergency vehicle response, and every other factor. With the PUD in place, development details are specified under the terms of the PUD zoning and development agreements. Platting the property after the fact is intended, in this case, as primarily a financing mechanism that will have no impact on the PUD approvals. Even though a separate parcel could be conveyed to another owner, the PUD regulations would follow the parcel, and the City’s development agreements would apply to any new owner. As such, the subdivision raises very few new issues that have not already been addressed by the PUD zoning. The standard for reviewing a Preliminary Plat is whether the proposed plat conforms to the requirements of the applicable zoning, and the goals and objectives of the Comprehensive Plan. As noted, the applicable zoning in this case is the Silver Lake Village PUD, which will be unaffected by the subdivision. When Preliminary Plat is granted, the applicant obtains some specific development rights, subject to meeting any attached preliminary plat conditions, and final plat processing. It should be noted that while the plat will create two lots, and the PUD contemplates two phases, some of the Phase I improvements will be constructed on Lot 2. This is the result of grading operations, parking lot construction, and certain emergency response requirements prior to the construction of Phase 2. As discussed previously, however, final PUD requirements will continue to apply, and full build out of the project will be required to comply with the terms of the approved PUD. 20