The city-county planning board, in making its recommendations and the city council in making their determination, shall give consideration and satisfy themselves as to the following:
A. General Requirements: That the developers have demonstrated that they intend to start construction within a reasonable period following the approval of the project and requested zoning district change, that the project appears economically sound, that adequate financing is possible and that the development will be carried out according to a reasonable construction schedule satisfactory to the city.
B. Consistent With Intent Of Zoning Regulations: That the proposed development is consistent in all respects with the intent of this title, is in conformity with the general plans for community development, would not be contrary to the general welfare and economic prosperity of the city, 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 title through the application of the planned unit development.
C. Residential Developments: 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 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 basic zoning.
2. That 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 project will not create traffic or parking demand incompatible with that anticipated under the comprehensive plan.
4. That the total average residential density of the project will be compatible with the comprehensive plan.
5. 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 zoning districts.
6. That the adequate guarantee is provided for permanent retention as "open area" of the residual open land area resulting from the application of this title, either by private reservation as an enhancement to the development or by dedication to the public.
7. In the case of private reservation, the open area to be reserved shall be protected against building development by conveying to the city as part of the conditions for project approval an open space easement over such open area restricting the area against any future building or use except as is consistent with that of providing landscaped open space for the aesthetic and recreational satisfaction of the surrounding residences. Buildings or uses for noncommercial recreational or cultural purposes compatible with the open space objective may be permitted only where specifically authorized as part of the development plan or subsequently with the expressed approval of the city council following approval of building, site and operational plans by the planning board.
8. The care and maintenance of such open space reservations shall be assured either by establishment of appropriate management organization for the project or by agreement with the city for establishment of a special service district for the projected area on the basis of which the city shall provide the necessary maintenance service and levy the cost thereof as a special assessment on the tax bills of properties within the project area. In any case, the city shall have the right to carry out, and levy an assessment for the cost of, any maintenance which it feels necessary if it is not otherwise taken care of to the satisfaction of the city. The manner of assuring maintenance and assessing such cost to individual properties of the final project plans shall be included in the title to each property.
D. Commercial Developments: In the case of proposed 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.
E. Industrial Developments: In the case of proposed industrial developments:
1. That the operational character, physical plant arrangement and architectural design of buildings will be compatible with contemporary performance standards and industrial development design and will not produce an effect upon the property values of the surrounding neighborhood incompatible with that anticipated under the comprehensive plan.
2. That the proposed development will have adequate provision for off street parking and truck service areas and will be adequately served by rail or highway facilities.
3. That the proposed development is properly related to the total transportation system of the community and will not produce an effect on the safety and efficiency of the public streets incompatible with that anticipated under the comprehensive plan.
F. Mixed Developments: In the case of mixed developments:
1. That the proposed mixture of uses produces a unified composite which is compatible within itself and which, as a total development 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 hereinbefore set forth, applicable to projects of such use and character.
3. The residential density shall be compatible with the comprehensive plan. (Ord. 16.00)