A. A P-D zone may be established in combination with any other zone.
B. Planned developments may be established in single-family residential, multifamily residential, commercial, industrial and open space districts.
C. A P-D zone may contain only a planned development that has been approved in accordance with the provisions of this chapter.
D. A P-D zone shall not be less than five acres.
E. A planned development may include any uses permitted outright or conditionally in any zone with the following exceptions:
1. Residential uses shall not be permitted in an M-1 or an M-2 zone;
2. Uses permitted only in an M-1 or M-2 zone shall not be permitted in any other zone.
F. The following uses also may be allowed, when developed in conjunction with a primary use:
1. Recreational facilities including, but not limited to, tennis courts, swimming pools and playgrounds;
2. Open space uses including, but not limited to, nature trails, bird sanctuaries and nature conservatories.
G. Requirements pertaining to density shall be based on the standards of the zone in which the property is located. Other standards of the zone may be modified as they apply to streets, lot size, lot coverage, setbacks and landscaping.
H. No building shall exceed a height that is fifty (50) percent greater than that of the maximum building height limitation of the zone in which the planned development is proposed. Such height increases may be approved by the planning commission, provided the proposed height is not detrimental, incompatible or otherwise undesirable with respect to existing or future area development, and provided that one of the following two situations is determined to exist:
1. That the height increase can be justified on the basis of unique lot characteristics, topographical conditions or other natural features; or
2. That the height increase can be justified on the basis of amenities provided or concessions made by the developer for which some bonus incentive is warranted.
I. Open Space. At least twenty (20) percent of the land area will be dedicated or reserved as common open space land in residential, recreational or combination residential-commercial developments.
1. Open space may include bicycle or pedestrian trails, natural or landscaped buffer areas, covered bus stops, significant natural vegetation or landscape, and community recreation facilities such as tennis courts, recreation buildings or swimming pools.
2. Open space shall not include parking areas, except those areas in conjunction with recreation facilities, or roadways.
3. Filling or placement of debris within the open space area is prohibited, unless specifically authorized by the city.
4. Private vehicle access easements serving the neighboring properties are prohibited within the open space area.
5. Developments shall be designed so that no dwelling unit is located more than one thousand (1,000) feet from an open space area.
6. Individual open space areas should be large enough to be usable; as a guideline, a minimum of five thousand (5,000) square feet is suggested.
7. All improvements associated with the open space, such as recreation centers, swimming pools and tennis courts shall be constructed or a guarantee shall be posted per Section 16.116.050 of this title.
J. All utilities, electric and telephone facilities, fire alarm conduits, street light wiring and other wiring, conduits and similar facilities shall be placed underground unless waived by the city.
K. The city may require easements necessary for orderly extension of public utilities to future adjacent developments.
L. Lands and structures not dedicated to the public but reserved for use by owners or tenants and their guests must be subject to an association of owners or tenants created to form a nonprofit corporation under the laws of the state of Oregon. This association shall be formed and continued for the purpose of maintaining such common areas and structures. (Ord. 2005-6 § 1 (part))