(a) the preservation of natural landscapes, trees, streams, or other valuable community amenities;

(b) the clustering of structures to preserve or create open spaces, especially where steep slopes or other environmentally sensitive areas exist;

(c) the provision of a more efficient street and utility system serving units in a cluster, thus lowering housing, land development, and maintenance costs, and reducing the number of impervious surfaces.

(a) only service or trade uses allowed under the C1 zone will be permitted, but any proposed service or trade use not allowed in the C1 zone or is intended primarily to serve a population beyond the PRD must require a zone and Comprehensive Plan Map change of the underlying zone and land use designation;

(b) the total area devoted to service or trade uses in the PRD must not exceed 5% of the total gross area of the PRD or 10,000 square feet, whichever is less. However, the Commission may consider exceeding this limit where a need to do so is demonstrated by a competent market analysis. 75% of all residential building permits must have been issued before a building permit can be issued for a service or trade use. All development standards for these service or trade uses must comply with C1 development regulations, unless provided otherwise by this Chapter. (Ord. 25-08 §1 (Att. A), 2025; Ord. 87-9 §1, 1987).

(a) Basic Density. The number of dwelling units will be calculated by dividing the net developable area by the minimum lot area per dwelling unit required by the zone in which the site is located. Net developable area is determined by subtracting the area set aside for public streets and nonresidential uses such as schools, churches or service or trade uses from the total development area.

(b) PRD Bonus Density. An increase in residential density above the level established in subsection (2)(a) of this section will be allowed at a rate of a 1% increase in density for each density bonus point if a PRD incorporates the following features:

(c) Maximum Residential Density Bonuses. If all of the provisions of subsection (2)(b) of this section are satisfied, a 20% increase in residential density will be allowed. This maximum 20% increase in density would result in the following lot area per dwelling unit ratios:

(a) Exterior Boundary. The minimum distance between a building and the exterior boundary line of a PRD must be a minimum of 10 feet except for a front yard which must be a minimum of 15 feet.

(b) Between Buildings. Buildings may have common walls and therefore may be built on an interior property line. Whenever buildings are separated, a minimum distance of 10 feet must be maintained between them.

(a) Application Requirements. The applicant must submit the following material:

(b) Review by Site Plan Review Committee. Applications must be reviewed and deemed complete by the SPRC prior to setting a public hearing date before the Commission. SPRC’s conditions will be included in the Commission’s recommendation to the Council.

(c) Planning Commission and City Council Review Procedure. The Commission will make recommendations and the Council will review the proposal as contained in the preliminary plan under the provisions of PCC 17.180.030 and 17.180.040.

(d) Review Criteria. The Commission and the Council will review the preliminary application for conformity with the Comprehensive Plan, this Title, Chapters 13.80 and 13.90 PCC as now existing and in accordance with any amendments that may hereafter be made thereto, and the following additional criteria:

(e) If the development plan calls for the construction of the PRD in phases, then the reasonableness of the schedule of phasing will be considered. Each completed phase must independently of other phases of the development plan satisfy the development regulations of the approved PRD plan.

(f) Effect of Preliminary Approval. The preliminary plan as approved or approved as modified by the Council will be binding as to the general intent and apportionment of land for structures and buildings, stipulated use, circulation pattern, and conditions of approval, but will not be construed to render inflexible the ultimate design, specific uses, or final plan of the PRD. Once the preliminary plan is approved by Council, the SPRC will review and approve construction plans based on conditions of Council approval.

(g) Denied Preliminary Applications. If the Council denies a proposal contained in a preliminary application, a similar proposal for the site may not be submitted for one (1) year. A new preliminary application which varies materially from the denied proposal, as determined by the Director of Community Development, or one that satisfies the objections stated by the Council may be submitted at any time.

(a) Final Plan. Within three (3) years after approval of the preliminary proposal by the Council, the applicant must submit a final development plan to the Director of Community Development for approval by the Council. The Director of Community Development will review the plan and submit it to the Council. This plan will contain final drawings of graphic information required by subsection (2) of this section. The applicant must also submit all covenants, assurances, homeowners’ association papers, maintenance agreements, and any other documentation consistent with the preliminary approval given by the Council.

(b) City Council Review. If the Council finds that the final development plan conforms to the preliminary approval and all applicable conditions thereto, and assurances have been submitted which are satisfactory to the Council, the Council will approve the plan and its accompanying conditions as an amendment to the Official Zoning Map; and will incorporate by reference all maps, drawings, and other data required to specify the precise land use authorized. This amendatory ordinance must legally describe the boundaries of the approved PRD and will have the file number of the application. An official file must be maintained by the Department of Community Development and must contain all maps and other documents or exhibits referred to or incorporated in the amendatory ordinance. The City Clerk or Director of Finance and Administrative Services will record the ordinance with the County Auditor if no subdivision plat is to be recorded. The PRD must be identified on the Official Zoning Map by the suffix “PRD” attached to the zoning designation for the underlying district (e.g., R3-PRD) and reference must be made to the amendatory ordinance number.

(c) Effect of Approval. The provisions of the amendatory ordinance will be restrictions on the use and design of the site. Adoption of the amendatory ordinance will not alter the underlying zone classification for the site, but will only allow development to occur in a different way consistent with the underlying zoning. Repeal of approval or abandonment as provided in this chapter will eliminate all requirements imposed by an approved PRD plan and will cause the previous underlying zoning regulations to be exclusively operative.

(d) Expiration. If the applicant does not submit the final development plan to the Director of Community Development within the time allowed, or if the Council does not approve the final plan, the preliminary approval will expire and be invalid. The Council must act on a final development plan for a PRD within 90 days of its submission to the Council.

(e) Extension. Under the procedure described in PCC 17.175.050(2), the applicant may file an application for an extension of time within the time allowed for submitting the final development plan, along with the fee as set by Council resolution. The Director of Community Development may approve successive one (1) year extensions by making a written finding that there is no material change in the proposal, and that the findings and conclusions of the original preliminary approval still apply. (Ord. 25-08 §1 (Att. A), 2025; Ord. 03-33 §42, 2003; Ord. 87-9 §1, 1987).