To provide for the establishment and control of planned residential developments that do not conform to the size, density, shape and location of conventional detached housing projects;

To provide development criteria that will encourage the development of housing in a manner compatible with the natural terrain;

To promote and achieve greater flexibility in design of residential neighborhoods than is possible through strict application of conventional zoning and subdivision regulations;

To encourage well-planned neighborhoods with adequate open space which offer a variety of housing and environments through creative and imaginative planning as a unit;

To encourage and provide more recreational facilities for the residents of the development, thereby reducing the demand upon municipal facilities;

To provide for the development of housing and recreational facilities that provide a better utilization of our natural resources and utilize less energy through common-wall construction and common recreational facilities;

To provide for the most appropriate use of land through special methods of development;

To reduce the visual impact of grading and to protect the important ridgelines; and

To minimize the cutting and filling of mountainous terrain.

Permitted Primary Uses and Structures. No building, structure or land shall be used and no building, structure or use in the planned residential development overlay zoning districts shall be erected, structurally altered, enlarged or established except the following permitted uses, buildings and structures identified with a “P” in Table 30.20-A.

Conditional Uses and Structures. The following uses and structures identified with a “C” in Table 30.20-A may be permitted in the planned residential development overlay zoning districts subject to approval of a conditional use permit (Chapter 30.42). The development standards of this zone shall apply except as otherwise provided herein.

Temporary Uses. Temporary uses (identified with a “T” in Table 30.20-A), allowed subject to approval and compliance with all applicable provisions of this Zoning Code.

Permitted Accessory Uses and Structures. Accessory uses, buildings and structures shall be permitted in zones identified with a “P” in Table 30.20-A.

Standards for Specific Uses. Where the last column in the following tables (“See Standards in Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Zoning Code may apply as well.

Maintenance of Total Open Space. In the event that the organization or association established to own and maintain the total open space shall at any time after establishment of the planned residential development fail to maintain, as determined by the director of community development, the total open space in reasonable order and condition in accordance with the approved plan, the council may serve written notice upon the owners of interest therein setting forth the manner in which the organization has failed to maintain the total open space. Said notice shall include a demand that such deficiencies of maintenance be remedied within 30 days thereof and shall state the date and place of a hearing before the city council therein which shall be held within 14 days of the notice. At such hearing the city council may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be remedied. If the deficiencies set forth in the original notice or in the modifications thereof shall not be remedied within said 30 days or any extension thereof, the city, in order to preserve the taxable values of the properties within the planned residential development and to prevent the total open space from becoming a public nuisance, may enter upon said total open space and maintain the same for a period of not to exceed one year. Said entry and maintenance shall not vest in the public any rights to use the total open space except when the same is voluntarily dedicated to the public by the owners and accepted by the city. Before the expiration of said year, the city council shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the total open space, call a public hearing upon notice to such organization or to the owners of interest of the planned residential development. Said hearing shall be held by the city council, at which hearing such organization or the owners of interest of the planned residential development shall show cause why such maintenance by the city shall not continue. If the city council shall determine that such organization is ready and able to maintain said total open space in reasonable condition, the city council shall cease to maintain said total open space. If the city council shall determine that said organization is not ready, willing or able to maintain the total open space in a good, clean and safe condition, the city council may, in its discretion, continue to maintain said space subject to a similar hearing and determination. The cost of such maintenance by the city shall be assessed ratably against the properties within the planned residential development and shall become a lien on said properties. The city, at the time of entering upon said total open space for the purpose of maintenance, shall file a notice of such lien in the office of the county recorder upon the properties affected by such lien within the planned residential development.

Architectural Design. Architectural treatments on all exterior walls of any building shall be so designed to avoid a monotonous or continuous façade of the exterior wall. The director of community development may require changes in materials, height, projections in the vertical or horizontal plane or other such façade changes as may be necessary. In no event shall the front and rear façade of any building be in one continuous vertical or horizontal plane.

Slopes. All cut slopes in excess of 15 feet in height shall utilize the saw-tooth method of grading with three feet by three feet benching techniques wherever feasible and all slopes shall be rounded to meet existing natural slope.

Soil Testing. The soil conditions in any proposed subdivision shall be analyzed by a recognized testing laboratory approved by the city engineer and the results thereof shall be submitted to him. The city engineer shall instruct the testing laboratory as to location and number of soil tests required and the laboratory's report shall contain recommendations for pavement design and safe soil-bearing values for footings, etc. If the city engineer has professional reasons to believe that the report is inadequate or incomplete, he may reject any recommendation of the laboratory subject to further study or test. All costs in connection with the soil test shall be borne by the subdivider.

Water Systems. Water systems shall be designed to provide a sufficient amount of water to meet the firefighting requirements of the area involved as well as domestic water source. The fire chief shall review locations for proposed fire hydrant systems and they shall be in conformance with the National Board of Fire Underwriters Standards. In areas where there will be a potential fire hazard, easy, unobstructed access for fire equipment shall be provided. The fire chief shall recommend to the planning commission the location of fire road easements and firebreaks when needed.

The exception is proper in relation to adjacent uses and structures;

The exception will not be materially detrimental to the character of the development in the immediate neighborhood or endanger the public health, safety, or general welfare;

The exception is essential or desirable to the public convenience or welfare;

The exception will not impede the normal and orderly development or improvement of the surrounding property;

The exception to the exterior architectural appearance of any proposed structure will not be so at variance with architectural appearance of the structures already constructed or in the course of construction in the immediate neighborhood as to cause substantial depreciation in the property values within the neighborhood;

The exception shall not result in the reduction of natural ridgelines or increase the scarring of natural terrain to a greater degree than would otherwise be permitted;

The exception is consistent with the purposes enumerated in this ordinance.

Development Plan. The development plan shall be intended as a broad plan designed to indicate the concept of the development without extensive details and shall be in the form of a map, statement, rendering or other materials and, unless otherwise noted, 16 copies of which, including a brown-line transparency at a minimum scale of 50 feet to the inch, shall be submitted with the change of zone request showing the following:

Application for Precise Plan Approval. Within one year after the approval of the development plan of any planned residential development, the petitioner shall submit to the city council six white copies of the precise plan, or, when applicable, the precise plan of the first unit of area to be developed and a brown-line transparency at a minimum scale of 50 feet to the inch, based on the approved phasing schedule of precise plan as heretofore provided. When there are two or more units of area to be developed, the precise plan for each subsequent unit of area must be submitted to the city council in the manner herein prescribed for the first unit of area no later than one year after completion and acceptance by the city of all the public improvements of the respective previous unit of area. Upon application by the landowner, extensions not exceeding a combined total of two years may be granted by the city council.

Nature of Precise Plans. Precise plans are intended to be detailed refinements of plans for development as such and shall be reasonably accurate representations in detail of the total aspects of the approved development plan and shall not vary materially therefrom. Precise plans shall contain the following:

Council Action on Precise Plans. The city council shall consider the proposed precise plan or any appropriate phase thereof. The director of community development, prior to such meeting of the city council, shall transmit copies of the proposed precise plan to the various officials of the city involved for the securing of their written reports as to the substantial conformance of the precise plan with the approved development plan and conformance with applicable ordinances which shall be presented to the city council. The city council, upon receipt of the precise plan, shall give consideration thereof and shall determine if it is in substantial conformity with the approved and adopted development plan. The city council shall have the discretion and power to disapprove such precise plan where it is not in substantial conformity with the adopted development plan. Such disapproval shall be without prejudice to the preparation of a revised precise plan that is in substantial conformity with the adopted development plan. After approval of any precise plan by the city council, the director of community development shall certify such plan including all diagrams and conditions thereof.

Modification of the Development or Precise Plan. Revisions to an approved development plan shall only be permitted in accordance with the procedure prescribed in article XV, section 2 of the charter and Chapter 30.63 of this title, and revisions to an approved precise plan shall only be permitted in accordance with the procedure prescribed in subsection D. However, nothing in this section shall prohibit the director of community development from approving variations in building location and configuration, landscaping features and similar treatments.