The joint planning and zoning commission in making their recommendations and the city council in making its determination shall give consideration and satisfy themselves as to the following: (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(A) That the proposed development is consistent with the spirit and intent of these regulations and produces significant benefits in terms of improved environmental design sufficient to justify the application of the "planned unit development" concept.
(B) That the site development plan reflects proper consideration of the natural features of the site, with particular concern for preservation of open space and careful grading to ensure proper drainage and conservation of natural features.
(C) That the general character of the development produces an attractive environment appropriate to the intensity of uses proposed and which is compatible with existing developments in the surrounding area, and with general community development plans and policies.
(D) That the development can be provided with appropriate municipal services or their equivalent in private services.
(E) That proposed design standards provide adequately for practical operation and maintenance of circulation, parking, emergency services, delivery services, and snowplowing.
(F) That the proponents of the proposed development have demonstrated that they intend to start construction within a reasonable period following the approval of the project and requested overlay of the PUD district, that the project appears economically sound, that a surety/proof of financing is provided to the city, and that the development will be carried out according to a reasonable construction schedule satisfactory to the city.
(G) That the proposed development is consistent in all respects to the spirit and intent of this chapter, is in conformity with the general plans for community development, would not be contrary to the general welfare and economic prosperity of the city or of the immediate neighborhood, that the specific development plans have been prepared with competent professional advice and guidance, and that the benefits and improved design of the resultant development justifies the variation from the normal requirements of this chapter through the application of the PUD district.
(H) In the case of proposed residential developments:
1. That such development will create an attractive residential environment of sustained desirability and economic stability, compatible with the character established for the area by the community comprehensive plan, and where the economic impact of the development in terms of income levels, property values, and service demands is at least as beneficial to the community as that which could be anticipated under the base zoning.
2. The population composition of the development will not alter adversely the impact upon school or other municipal service requirements as anticipated under the existing basic zoning and comprehensive plan.
3. That the total average residential density of the project will be compatible with the comprehensive plan.
4. That the aggregate open space of the development will be no less than would have resulted from the application of open space requirements of the previous district.
5. That adequate guarantee is provided for permanent retention as "open space area" of the residual open land area resulting from the application of these regulations, either by private reservation for the use of the residents within the development or by dedication to the public.
Ownership, maintenance, and tax liability of private open space reservation shall be established in a manner acceptable to the municipality and made a part of the conditions of the plan approval.
(I) In the case of proposed PUD planned unit development overlays for commercial developments:
1. That the economic practicality of the proposed development can be justified on the basis of purchasing potential, competitive relationship and demonstrated tenant interest.
2. That the proposed development will be adequately served by off street parking and truck service facilities.
3. That the locations for entrances and exits have been designed to prevent unnecessary interference with the safe and efficient movement of traffic on surrounding streets, and that the development will not create an effect upon the general traffic pattern of the area incompatible with that anticipated under the comprehensive plan.
4. That the architectural design, landscaping, control of lighting, and general site development will result in an attractive and harmonious service area compatible with and not creating an effect upon the property values of the surrounding neighborhood incompatible with that anticipated under the comprehensive plan.
(J) In the case of mixed use developments:
1. That the proposed mixture of uses produces a unified composite which is compatible within itself and which as a total developmental entity is compatible with the surrounding neighborhood and consistent with the general objectives of the comprehensive plan.
2. That the various types of uses conform to the general requirements as herein set forth, applicable to projects of such use character. (Ord. 1832, 4-19-2005)