The purpose of planned development is intended to encourage the appropriate development of tracts of land that are sufficiently large to allow site planning, to encourage the most efficient use of the land through a higher density of residential development, to promote inclusion of open space within developments, and to provide flexibility in the application of zoning regulations to accommodate varying physical conditions on a site. The planned development should promote a harmonious variety of uses, the economy of shared services and facilities, compatibility with surrounding areas, and create an attractive, healthful, efficient and stable environment for living, shopping, and working.

(Ord. No. 688, 6-15-1999)

A.

Primary use. The primary use of land in a planned development shall reflect the type of use indicated on the Comprehensive Plan and Zoning Map for the area. For sites with more than one Comprehensive Plan and Zoning Map designation, uses may be mixed within the site without regard for the specific boundary locations as long as the balance of land allocation is generally maintained and the site design promotes the purposes of this chapter. Housing types may be mixed within the development. In addition to uses specified within the zoning district, the following uses may be allowed within a planned development:

1.

Community buildings and recreation facilities serving the development.

2.

Recreational vehicle storage area.

3.

Single-family residences, two-family residences, attached housing, and multiple-family housing, except that in the R-1 District no more than four dwellings may be attached in a single structure.

B.

Site size. Planned development shall not be permitted on a parcel less than 2½ acres in area unless an applicant can show cause why a smaller site is suitable and satisfies the requirements of this chapter.

C.

Ownership required. The tract or tracts of land included in a proposed planned development must be in one ownership or control, or the subject of a joint application by the owners of all the property included. The holder of a written option to purchase shall be deemed the owner of such land for the purposes of this chapter.

D.

Performance bonds. Performance bonds for construction of any public facilities or utilities shall be provided as required in Title 11 of this Code.

E.

Site review. Site review is required for a planned development.

(Ord. No. 688, 6-15-1999)

A planned development involving a land division shall be submitted as part of an application for land division as provided in Title 11 of this Code and reviewed as a Type III procedure. A planned development that does not involve a land division shall be submitted as a conditional use permit, as provided in Chapter 12 of this title and reviewed as a Type III procedure. In addition to any other submittal requirements for a subdivision or conditional use, the preliminary plat or site plan shall show proposed building locations, with setbacks and dimensions, and designate the type of building (e.g., single-family attached, two-family attached, recreational building).

(Ord. No. 688, 6-15-1999)

In order to preserve the integrity of the Comprehensive Plan and relate it to the planned development, the number of dwelling units permitted shall be determined as follows:

A.

Residential density shall be calculated by dividing the gross site area by the minimum lot area allowed in the applicable zoning district. Where more than one zoning district affects a site, the residential density or intensity of commercial use shall be calculated for the site area designated, but the actual uses on the site within the planned development may be located without regard for zoning boundaries.

B.

The total number of dwelling units proposed for the entire planned development shall be no less than 75 percent of the maximum allowed density. For purposes of this calculation, the gross area may be reduced by the area of land with slopes in excess of 15 percent or affected by any other physical constraint, such as floodplain, wetland, or similar site constraint. However, the Planning Commission may reduce the required maximum density if it finds that there are physical constraints that limit the potential density and that the City's purposes listed in Section 10-8-1 of this chapter are met.

C.

Allowable density may be modified to reflect the provision of open space. A development that provides open space in excess of the minimum requirement may be allowed to increase density by as much as 20 percent, in a direct relationship with the amount of additional open space provided.

(Ord. No. 688, 6-15-1999)

A.

A minimum of 20 percent of the gross land area of the site proposed for a planned development shall be allocated to open space. Open space will be maintained in public or private common ownership, with provisions for maintenance specified through the approval process, and shall be available for use for all residents or occupants of the planned development. Landscaping within open space areas shall be provided with automatic watering systems or a letter from a certified landscape architect shall attest that landscaping will be likely to survive without a watering system. Open space shall not include public rights-of-way or private spaces within lots.

B.

Proposed open space areas shall be located to maximize the conservation of natural features, the protection of steep slopes, water resources, historically or culturally significant sites, and ecologically or scientifically significant areas, where these features are present on a site. Open space in this category need not be improved except to mitigate damage or improve the natural features.

C.

Proposed open space areas that do not include the features identified in subsection B. of this section may be approved if either of the following conditions can be demonstrated:

1.

Open space is improved with active recreation uses, including swimming pools; tennis, basketball, volleyball, and/or badminton courts; children's play areas; picnic and barbecue facilities; community gardens; or other similar facilities, and appropriate landscaping with automatic sprinkling systems (unless an exception is authorized).

2.

Open space is improved for passive recreation uses, including pedestrian pathways not associated with streets that provide convenient connections through the development; landscaping with automatic sprinkling systems (unless an exception is authorized); view corridors; benches and seats; and similar improvements.

D.

Maintenance of landscaping and other improvements within the designated open space area shall be included in the guarantee for completion and maintenance of public facilities as required for a subdivision or shall be guaranteed by a bond or other form of surety acceptable to the City through a condition of approval for any conditional use permit.

(Ord. No. 688, 6-15-1999)

Dimensional requirements of the underlying district or districts may be adjusted to better achieve the purposes of the planned development, including lot dimensions, minimum lot area, and so on. However, setbacks around the perimeter of the development shall conform to the requirements of the underlying district. Street right-of-way and pavement widths may be reduced to the minimum necessary to ensure adequate service levels and public safety, but in no case shall a right-of-way be less than 25 feet with a pavement width of 20 feet. A sidewalk shall be provided within the right-of-way along at least one side of all streets within a planned development. Modifications shall be considered within the context of the planned development and need not be considered as variances.

(Ord. No. 688, 6-15-1999)

Building permits shall be issued within an approved and platted planned development only on the basis of the approved final plat and after acceptance by the City of any required public improvements.

(Ord. No. 688, 6-15-1999)

Modifications of an approved preliminary plat of a planned development and subdivision shall only be made as provided in Title 11 of this Code.

(Ord. No. 688, 6-15-1999)

The Planning Commission shall approve, approve with conditions, or deny the application based upon its findings. The Planning Commission shall find that the following criteria have been met, in addition to criteria and standards of Chapter 12 of this title or Title 11 of this Code, as applicable. Any conditions shall be directly related to an identified deficiency in the proposed plan.

A.

There are special physical conditions of the site or objectives of the development that justify the modification of standards and densities allowed by a planned development. The physical conditions or objectives shall be identified and related to the purposes of the planned development.

B.

The site design provides for open spaces through efficient design and layout of the development. The open space is designed to preserve natural features on the site or function as passive or recreational area within the development.

C.

Proposed streets, sidewalks, and pathways in the development are adequate for the anticipated traffic and for emergency services vehicles. In the I-82/U.S. 730 Interchange Area Management Plan (IAMP) management area, proposed access shall be consistent with the access management plan in Section 7 of the IAMP.

D.

The site design provides for adequate light, air, and privacy, to secure safety from fire, flood, and other danger, and to prevent overcrowding of the land.

E.

Any modifications to site development standards or public works standards support the objectives of this chapter and other provisions of this Code; are justified by conditions of the site or objectives of the proposal; and satisfy emergency access requirements.

(Ord. No. 766, 12-6-2011)