27.62.080 LAND COVERAGE AND OPEN SPACE.

(1) Floor Area Ratio. The floor area ratio (F.A.R.) of the zoning district in which the property is located shall apply unless the following conditions exist:

(a) Applicant's plans demonstrate that better design will be achieved through allowance of increased floor area;

(b) The increase in floor area allowed will not have a detrimental effect on surrounding property.

(2) Open Space. Open space for recreational purposes must be provided which in terms of area and suitability will meet the needs of the inhabitants. In determining the requirement of open space, the following shall be considered:

(a) The Park and Recreation Element of the General Plan;

(b) The composition of the anticipated population of the development;

(c) Such other factors and considerations which bear a reasonable relationship to the question of need for open space therein.

(3) The City Council may, by resolution, promulgate such standards and policies for open space in residential planned developments as are deemed appropriate and in the furtherance of the health, safety and welfare of the future inhabitants and the community.

(4) Open Space Standards and Requirements. Total common open space shall be equal to a minimum of 6 acres per 1,000 population for all residential planned developments. Common open space shall consist of the following:

(a) Residential Common Usable Open Space. At least fifty percent (50%) of the required open space shall be usable open space, accessible to all occupants of the residential planned development. This may include landscaped areas devoted to recreational purposes accessible to all residents of the development. Swimming pools, recreation rooms and buildings, court game areas, plazas, play area, picnic areas, walkways in common areas and other common recreation facilities may also be used to fulfill this requirement. Landscape areas fulfilling this requirement shall be at least 450 sq. ft. in size, not less than ten feet in any dimension and shall not exceed twenty-five percent (25%) in slope.

(b) Natural Area Landscaping. Up to fifty percent (50%) of the required open space may be provided in natural area landscaping. This includes preservation and enhancement of existing site elements, such as, but not limited to: heritage trees, major vegetation, waterways and unique topographic features. Decorative landscaping within these areas may be also used to fulfill this requirement. Areas fulfilling this requirement shall be at least 100 sq. ft. in size and not less than six feet in any dimension.