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That the design of the development justifies any exceptions to the standard requirements of the Zoning Code. The sufficiency of each phase of the planned development size, composition and arrangement in order that its construction, marketing, and operation is feasible without dependence upon any subsequent unit. The burden or impact created by the planned development on parks, schools, streets, and other public facilities and utilities. The impact of the planned development on environmental quality and on the reasonable enjoyment of surrounding property. 5. ection 26.17 of the City Code stipulates that action of the City Council on preliminary plat shall e based upon a review and recommendations from the Planning Commission and a fmding that e proposed development is fully consistent with the purpose and intent of Chapter 26. 6. ection 26.31 of the City Code provides additional regulations concerning preliminary plats and pecifies the following requirements: The Plarming Commission shall have the preliminary plat on its agenda at its next regular meeting following referral. The Planning Commission shall report to the City Council on or before the second regular meeting of the Planning Commission following acceptance for filing unless a delay is requested in writing by the applicant prior to action by the Planning Commission. In such a case, the Planning Commission may grant or deny the request for delay as it shall determine. The City Council shall set a public hearing on the preliminary plat as soon as practicable but within at least fifty days. The City Council shall conduct the hearing. The City Council shall act on the preliminary plat within ninety days of the date on which it was filed with formal request for approval. If the report of the Planning Commission has not been received in time to meet this requirement, the City Council may act on the preliminary plat without such a report. e. If the preliminary plat is not approved, the reasons for this action shall be recorded in the proceedings and transmitted to the applicant. g. Should the applicant desire to amend the preliminary plat as approved, the applicant may resubmit the amended plan which shall follow the same procedure except for the hearing and fee unless the amendment is, in the opinion of the City Council, of such scope as to constitute a new plat, then it shall be re.filed. h. The approval of a preliminary plat by the City Council shall remain in effect for a period of twelve months from the date of Council approval or eighteen months from the date of last recorded final plat which is a part of this approved preliminary plat. 7, Section 26-33 of the City Code establishes the qualifications governing approval of a preliminary plat, including: a. The Planning Commission may return a conditional recommendation. The City Council may require revisions as it deems necessary for the health, safety, general welfare, order and convenience of the City. b. The approval of a preliminary plat indicates that the subdivider may proceed toward fulfilling the necessary steps for approval of the fmal plat in accordance with the terms of approval. c, No plat will be approved for a subdivision which covers an area subject to periodic flooding or which contains extremely poor drainage facilities and which would make adequate drainage of the streets and lots impossible. 8. Sections 8-330 of the Zoning Code allows the rewning of property within the city by City Council initiative after a public hearing by the Plarming Commission and upon a 4/5ths vote of all of the City Council in the same manner as specified in Section 8.320 (2). 9. Section 8.320 of the Zoning Code states that the Plarming Commission shall hold at least one public hearing on any petition for rewning after published notice of the time and place at least ten days before the hearing. The Planning Commission shall also cause a notice to be mailed to each