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For'distinctiveness and excellence in sitting, design and landscaping, a <br />maximum increase of five percent. <br /> <br />That the proposed development shall provide a minimum of 20% for private <br />or public open space air recreational uses protected by adequate covenants <br />running with the land or by conveyances or dedications as the Planning <br />Commission shall specify shall be an integral part of the development. Such <br />open space shall not include space devoted to streets, parking and private <br />yard space. <br /> <br />That the proposal shall exercise no substantial detrimental influence on the <br />market value of surrounding properties; <br /> <br />That the proposal shall show a favorable economic irnpact on the <br />community at large; <br /> <br />That the proposal shall in no way be detrimental to the environment. Scenic <br />aspects and natural features shall be protected and preserved to the greatest <br />extent possible; <br /> <br />That the proposal shall not impose any undue burden upon' the public <br />services and facilities, including fire and police protection, schools, streets, <br />water systems, sanitary sewer systems and storm sewer systems; <br /> <br />That the proposed development is designed in such a way to form a <br />desirable and unified environment within its own boundaries, and also <br />which will not be detrimental to future land uses in the surrounding areas; <br />and <br /> <br />That the proposal be consistent with all other applicable City and State <br />regulations. <br /> <br />Subd. 3. Procedure <br /> <br />Prior to the preparation and filing of a preliminary site plan and formal <br />application for the rezoning to the Planned Unit Development District, the <br />developers or owners shall meet with City staff to review al1 applicable <br />ordinances, regulations and plans that will affect the area to be rezoned. <br /> <br />The developers of owners of the property shall prepare a preliminary site <br />plan in accordance with the regulations of this Chapter and shall submit the <br />plan to the Zoning Administrator 45 days prior to the public hearing. <br /> <br />The preliminary site plan and the application for a Plam~ed Unit <br />Development District shall be submitted to the City staff for review and <br />comment, to insure compliance with other City codes and regulations. <br /> <br />9-185 <br /> <br /> <br />