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<br />.. <br /> <br />. <br />... <br /> <br />, <br /> <br />2. For distinctiveness and excellence in sitting, design and <br />landscaping, a maximum increase of five percent. <br /> <br />d. That the proposed development shall provide a minimum of 20% for <br />private or public open space air recreational uses protected by adequate <br />covenants running with the land or by conveyances or dedications as <br />the Planning Commission shall specify shall be an integral part of the <br />development. Such open space shall not include space devoted to <br />streets, parking and private yard space. <br /> <br />e. That the proposal shall exercise no substantial detrimental influence on <br />the market value of surrounding properties; <br /> <br />f. That the proposal shall show a favorable economic impact on the <br />community at large; <br /> <br />g. That the proposal shall in no way be detrimental to the environment. <br />Scenic aspects and natural features shall be protected and preserved to <br />the greatest extent possible; <br /> <br />h. That the proposal shall not impose any undue burden upon the public <br />services and facilities, including fire and police protection, schools, <br />streets, water systems, sanitary sewer systems and storm sewer <br />systems; <br /> <br />1. 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 <br />areas; and <br /> <br />J. That the proposal be consistent with all other applicable City and State <br />regulations. <br /> <br />Subd. 3. Procedure <br /> <br />a. Prior to the preparation and filing of a preliminary site plan and formal <br />application for the rezoning to the Planned Unit Development District, <br />the developers or owners shall meet with City staff to review all <br />applicable ordinances, regulations and plans that will affect the area to <br />be rezoned. <br /> <br />b. The developers of owners of the property shall prepare a preliminary <br />site plan in accordance with the regulations of this chapter and shall <br />submit the plan to the zoning officer 45 days prior to the public <br />hearing. <br /> <br />c. The preliminary site plan and the application for a Planned Unit <br />Development District shall be submitted to the City staff for review <br />and comment, to insure compliance with other City codes and <br />regulations. <br />