Density (dwelling units per acre) may be increased if the character of the development or amenities incorporated in the development warrant the increases; provided, that in no case shall the density increase cause the density of the Planned Residential Development to be more than 7 units per acre. The plan commission, with the approval of the city council, shall determine the density which may be constructed within the development by dividing the gross project area by the required lot area per dwelling unit which is required in the zone in which the development is located; or the required lot area per dwelling unit which is required in the zone in which the development is located, and modified by any increases in density permitted under division (B) of this section.
(A) Planned Residential Development in more than one zone. If the development is in more than one zone, the number of allowable dwelling units must be separately calculated for each portion of the planned development that is in a separate zone, and must then be combined to determine the number of dwelling units allowable in the entire development.
(B) Density increases. Density increases shall be governed by the precepts listed below, which are to be treated as additive and not compounded:
(1) Open space reservation shall be considered for density increases according to the following provisions:
(a) For unimproved common open space:
1. Maximum increase of 2% for the first acre of open space per each 20 acres gross of the development.
2. Maximum increase of 3% for the second acre of open space per each 20 acres gross of development.
3. Maximum increase of 5% for each additional open space per each 20 acres gross acre of development for the total development.
(b) For improved common open space:
1. Maximum increase of 2% for the first acre of improved open space per each 20 acres gross of development.
2. Maximum increase of 4% for the second acre of improved open space per each 20 acres gross of development.
3. Maximum increase of 6% for each additional acre of improved open space per each 20 acres gross of development for the total development.
(2) Character, identity, and architectural and siting variation incorporated in a development shall be considered cause for density increases not to exceed 15%, provided that these factors make a substantial contribution to the objectives of a development. The degree of distinctiveness and the desirable variation achieved shall govern the amount of density increase which the plan commission may approve. Such variations may include, but are not limited to, the following:
(a) Landscaping (a maximum increase of 10%): streetscape; open spaces and plazas; use of existing landscape; pedestrian way treatment; and recreational areas.
(b) Design features (a maximum increase of 5%): street sections; architectural styles; harmonious use of materials; parking areas broken by landscape features; and varied use of house types.
(C) When density increase is not permitted. If the plan commission finds that any of the following conditions would be created by an increase in density permitted in division (B), it may either deny any application for an increase in density, or limit the increase in density by an amount sufficient to avoid the creation of any of the following conditions:
(1) Inconvenient or unsafe access to the development.
(2) Traffic congestion in streets adjoining the development.
(3) An excessive burden imposed on parks, recreational areas, schools, and other public facilities which serve or are proposed to serve the development.
(Ord. O-17-70, passed 7-7-70; amend. Ord. O-23-73, passed 4-24-73; amend. Ord. O-29-74, passed 8-24-74)