1. Landscaping and site plans showing the location of proposed open space or parks, road layout and proposed buffering of buildings, parking, integrated pedestrian circulation, loading and storage areas, all approved under the design review process;

2. Identification of unique characteristics of the subject property proposed to be retained and how those characteristics qualify for the height bonus under GHMC 17.89.060;

3. Identification of unique characteristics of the proposed use(s) and how those characteristics qualify for the height bonus;

4. The proposed relationship and arrangement of buildings and open spaces as they relate to various uses within or adjacent to the PRD approved under the design review process;

5. Measures proposed to mitigate visual impact of the PRD upon the surrounding area and approved under the design review process;

6. Identification of any extraordinary public improvements proposed for acceptance of ownership by the city in connection with the planned development and that qualify for the height bonus under GHMC 17.89.060;

7. Identification of any unique natural features of the property proposed for acceptance of ownership by the city for preservation, and that qualify for the height bonus under GHMC 17.89.060;

8. Identification of any unique historic or cultural features of the property and surrounding neighborhood proposed for acceptance of ownership by the city for preservation and that qualify for the height bonus; and

9. Identification of any proposed recreational opportunities in excess of those normally required of a subdivision and a description of how they qualify for the height bonus.

1. The director of public works and the decisionmaker finds that the site access, proposed on-site circulation and off-street parking meet all public works standards and makes adequate provision for roads, streets, alleys and other public ways. Streets and sidewalks, existing and proposed, must be suitable and adequate to carry anticipated traffic within the proposed PRD and in the vicinity of the PRD;

2. The director of public works and the decisionmaker finds that the PRD makes adequate provision for all public utilities, including, but not limited to, water, sewer and stormwater drainage. Water, sewer and stormwater facilities, existing and proposed, must be suitable and adequate to provide service within the proposed PRD and in the vicinity of the PRD;

3. The PRD is consistent with the comprehensive plan;

4. The PRD accomplishes, by the use of permitted flexibility and variation in design, a development that is better than that resulting from traditional development, and benefiting the general public as well as the residents of the PRD. Net benefit to the city may be demonstrated by one or more of the following:

5. The PRD results in no greater burden on present and projected public utilities and services than would result from traditional development;

6. The fire marshal and the decisionmaker find that adequate provision has been made for fire protection;

7. The perimeter of the PRD is compatible with the existing land use or property that abuts or is directly across the street from the subject property. Compatibility includes but is not limited to size, scale, mass and architectural design;

8. One or more major circulation point(s) functionally connected to a public right-of-way as required by the director of public works, or the fire marshal, or any other appropriate decisionmaker;

9. Open space within the PRD is an integrated part of the project rather than an isolated element of the PRD and is accessible to the general public;

10. The design is compatible with and responds to the existing or intended character, appearance, quality of development and physical characteristics of the subject property and immediate vicinity;

11. Each phase of the proposed PRD, as it is planned to be completed, contains the required parking spaces, open space, roads, recreation space, utilities and utility area and landscaping necessary for creating and sustaining a desirable and stable environment.