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1158.03 APPLICATION AND SCOPE. <br />The provisions of this chapter shall apply whenever an <br />owner or developer elects to submit plans in accordance with its <br />provisions and whenever the Planning Commission finds and <br />determines that the application of the planning standards and <br />regulations of this chapter are required: <br />A. In order to preserve or protect natural features <br />or environmental conditions of a land area proposed to be <br />developed; <br />B. In order to meet the open space or recreational <br />needs of the future residents of a land area proposed to be <br />developed; <br />C. In order to provide for the safety of those <br />utilizing pedestrian and vehicular circulation routes in and <br />near a land area proposed to be developed through the <br />separation of pedestrian circulation from vehicular <br />circulation routes which for any reason present an above <br />average risk to pedestrian traffic; or <br />D. In order to assure an arrangement or placement of <br />improvements and/or dwelling units on the land area proposed <br />to be developed which will be functional, serviceable and <br />properly related to common and other open space areas; and <br />the Planning Commission further finds and determines that the <br />application of the planning standards and regulations of this <br />chapter will not. significantly impact the use of the land area <br />proposed to be developed when considered as a whole for the <br />purposes and to the extent permitted under this Zoning Code. <br />1158.04 PRELIMINARY DEVELOPMENT PLAN. <br />An owner or developer shall submit to the Planning <br />Commission a preliminary plan of a residential planned unit <br />development by filing copies thereof with the Commission. The <br />preliminary plan shall include: <br />A. Topography, at two foot contour intervals, of the <br />proposed development area, including property lines, <br />easements, street right of ways and structures, trees and <br />landscape features existing thereon, together with a <br />certificate, by a registered engineer or surveyor, of the <br />gross area of the development in acres and square feet; <br />B. The proposed vehicular and pedestrian traffic <br />patterns, including the proposed location of public and <br />private streets and the location of offstreet parking and <br />service areas; <br />C. The proposed assignment of use, including detached <br />single family lots and single family cluster areas, and <br />subdivisions of all land, including private land and common <br />land, with a certificate by a registered engineer or <br />surveyor of the gross area of each use of the development <br />area in acres and square feet; <br />2 <br />