Section 25.74.010 Purpose.

1. Most residential development in the city is characterized by two features: It is in good condition; and it consists primarily of detached houses located on separate lots with more or less uniform yards. Neighborhoods characterized by such development have relied upon the standard zoning provisions to preserve their character. However, this system frequently results in unnecessary costs for site development in many cases; has caused land more difficult to develop to be left undeveloped, and has discouraged a desirable mix of housing types and price ranges. This and other chapters are designed to maintain and further strengthen the established quality of and type of housing in those areas while providing flexibility to meet the current and emerging needs of present and future residents of the city for housing, commerce and industry.

2. The use of this chapter is particularly appropriate for two types of areas: those areas which are in need of redevelopment because of substantial deterioration or have not filled in as development progressed because of site quality problems, and vacant undeveloped land in relatively large parcels. In those areas this chapter is designed to encourage redevelopment and in-fill by authorizing departures from inflexible requirements, and to encourage more diversified types and designs of new development. These goals are established in order to provide housing at all economic levels and to encourage more efficient development, the better conservation and use of open space, the preservation and enhancement of desirable site characteristics, the prevention of soil erosion and the mixing of types of uses where such mixing will enhance the quality of the city.

3. This chapter also provides a mechanism for the harmonious and simultaneous application of the subdivision and zoning procedures, particularly in its application to larger tracts of undeveloped land. In so doing it should allow for innovative organization of building, parking and open space to create more useable open space; conserve land less suitable for building, but desirable in its natural state; decrease development and maintenance cost, while preserving urban quality; and harmonize residential and nonresidential land use.

4. A residential planned development may either be an overlay on a primary residential zone or may create an entirely new zone called an "independent planned development." The overlay zone is appropriate where the modifications from the primary zone will be relatively minor; the independent zone is appropriate where the proposal involves substantial change from the residential zones contained in this title. Commercial planned developments may be mapped only as an overlay on a business zone. Modified residential zones may be mapped only as an overlay on a residential zone. (Ord. S-30424, 1976)