Rivers Edge

buildings and open spaces in planned building groups.” In this case, allowing condominiums, as part of a PUD master plan, to occupy RS-zoned portions of the subject property, will have a positive impact on the property value, livability and permissible development of the surrounding area. The scale, coverage and densities proposed are compatible with other development in the surrounding area, especially considering the open spaces provided by the North Canal Dam impoundment, the River’s Edge Golf Course, and other open areas adjacent to and near the proposed uses. The South Area condominiums will serve as a buffer between parking areas and commercial uses to the east, and most of the residential uses to the south and east, which are all separated from the proposed uses by open spaces. The North area uses provide a transition between transient lodging uses and mostly year-round residential uses in the area. The Owner has also submitted sufficient proof that allowing condominium/PUD uses within the RSzoned portions of the site will not significantly alter traffic patterns or the capacity of surrounding streets, in conformance with this standard. The City has not identified “any other relevant impact” of the proposed condominiums or PUD development within the RS zone that could result in a City conclusion that the proposed development is not compatible with surrounding uses.

13.4.3 BZO Section 10-10.29(3)(b) requires a finding by the City: “(b) That the site planning of the proposed use will, as far as reasonably possible, provide an aesthetically pleasing and functional environment to the highest degree consistent with the nature of the use and the given setting.”

FINDING: In this case, site planning under a PUD has enhanced the functionality and aesthetics of the entire development, including those portions within the RS zone. As noted, the South Area condominiums will abut large areas of open space, including the North Canal Dam impoundment and the River’s Edge Golf Course. All of the condominiums incorporate both landscaped and naturally vegetated common areas. The building design and architecture incorporate the same high desert themes of the meeting facility and other proposed resort structures. All of these factors support a conclusion that the proposed condominiums and PUD uses in the RS zone will be aesthetically pleasing and functional to the highest degree consistent with the nature of the use and its setting. The plans have been reviewed by the City for compliance with site and design standards, toward a goal of ensuring, to the greatest extent reasonably possible, that uses developed on the site will be aesthetically pleasing and will function well.

13.4.4 BZO Section 10-10.29(3)(c) requires a finding: “(c) If the use is permitted outright in another zone, that there is substantial reason for locating the use in an area where it is only conditionally allowed, as opposed to an area where it is permitted outright.”

FINDING: Condominiums are permitted outright in three of the City’s residential zones, including the Urban Medium Density Residential Zone, the Urban Medium-10 Residential Zone and the Urban High Density Residential Zone. Planned Unit Development is not allowed outright in any of the City’s residential zones, but is allowed 114 FINDINGS AND CONDITIONS ORDINANCE NO. NS-1951