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(a) Purpose.
The purpose of the planned form district is to provide additional certainty in the development of a form district through the adoption of a regulating plan that specifies the location and type of streets, open spaces, and development types.
(b) Conformity to Article XIII.
The regulating plan must comply with the requirements of Article XIII. Unlike a planned development district established under Article IV, an ordinance adopting a planned form district may not waive or modify the standards of Article XIII.
(c) Regulating Plan.
(1) An ordinance establishing a planned form district must include a regulating plan for the entire proposed area with the following elements:
(A) District Boundaries.
(B) Specific location of existing overlays, if any. For purposes of this provision, existing overlay means an overlay adopted before or on the date of passage of the planned form district ordinance.
(C) Specific location and dimensions of existing thoroughfares and general location and dimensions of proposed thoroughfares, if any. If a proposed thor- oughfare differs from the thoroughfare plan, an amendment to the thoroughfare plan is required.
(D) Specific location and dimensions of existing minor streets and general location and dimension of proposed minor streets, if any.
(E) Specific location and dimensions of existing service streets and general location and dimension of proposed service streets, if any.
(F) Specific location of any existing public open space, if any, including any off-site open space used for credit, and general location of any proposed open space.
(G) Specific location of any existing rail transit station and general location of any proposed rail transit station.
(H) Streetscape standards for all streets not considered minor streets, if city council determines them necessary.
(I) A chart describing the proportion of development types within the district.
(J) Any additional elements determined by the city council to be necessary.
(2) A regulating plan is not a site plan, as required for all development (see Section 51A-13.703, “Site Plan Review”).
(d) Modification of a Regulating Plan.
Any change to a regulating plan is a change in zoning district classification and must follow the zoning amendment procedure in Section 51A-4.701.
(e) Compliance with Regulating Plan.
The requirements of the regulating plan are conditions that must be complied with before a certificate of occupancy may be granted.
(a) Site Plan Required.
(1) Except as provided in Paragraph (2), all development must receive site plan approval by the building official in accordance with Section 51A-4.803 before issu- ance of a building permit. A certificate of occupancy will not be issued unless all aspects of the development fully conform to the approved site plan.
(2) A site plan is not required if the permit is only needed for:
(A) restoration of a building that has been damaged or destroyed by fire, explosion, flood, tornado, riot, act of the public enemy, or accident of any kind; or
(B) construction work that does not change the use or increase the existing building height, floor area ratio, or nonpermeable coverage of the lot.
(b) Additional Ssite Plan Requirements.
The following site plan elements are required in addition to any requirements in Section 51A-4.803.
(A) Designated primary, side, and service streets.
(B) Development types designated on specific lots.
(C) Location and description of pedestrian amenities.
(D) Location and specifications of minor and existing streets.
(E) Location and specifications of open space.
(F) Location of all setback lines.
(G) Building elevations showing compliance with building facade requirements.
(H) Location and specifications of landscaping.
(I) Locations and specifications of site lighting, outdoor storage and display, and signs.
(c) Primary Street Designation.
(1) In this section:
(A) CONSIDERATION means a measured comparison of a blockface to the adjacent blockfaces at each of its endpoints.
(B) CORRIDOR means the blockfaces on the same side of the street as the subject blockface separated by a street, alley, or other right-of-way.
(2) The street designation for each lot frontage is determined by the classification of the subject blockface. The classification of each blockface must be determined by the following method:
(A) The longest blockface in each consideration is designated as a primary street.
(B) If a blockface fails to be designated as a primary street after all considerations, then that blockface is designated as a side street.
(C) If the longest blockface is equal in length to another blockface in the same consideration, then both blockfaces are primary streets.
(D) If all blockfaces are equal in length, then the street designation is determined by the following rule:
(i) If a block contains an alley, any blockface parallel to the alley will be designated as a primary street and any blockface not parallel to the alley will be designated as a side street.
(ii) If there is no alley, then the subject blockface will match the street designation of the corridor.
(iii) If the corridor consists of multiple street designations, then the subject blockface must match the street designation of the blockface across the street.
(iv) If the blockface across the street is unable to be identified through this process, then the subject blockface will be classified as a side street.
(d) Service Street Designation.
(1) The building official shall determine whether a service street is appropriate based on the criteria contained in this subsection.
(2) The applicant must control the land along an entire block face of a service street, and the service street must be designated from one street intersection to another street intersection.
(3) A site with a service street must have at least two frontages and one frontage must be a primary street.
(4) Only one service street may be designated abutting any block.
(e) Multiple Development Types on a Single Lot or Parcel.
(1) Calculation of Lot Coverage.
(A) Where multiple development types are located on a single building site, the calculation of lot coverage is based on the proportion of total coverage required for each development type in relation to the proposed building footprints.
(B) As an example, a building site with one proposed mixed use shopfront building (allowed 100 percent coverage) with a lot coverage of 10,000 square feet and two proposed general commercial buildings (allowed 80 percent coverage) with a com- bined lot coverage of 20,000 square feet would have a lot coverage of 86 percent.
10,000 SF x 1.00 | + | 20,000 SF x 0.80 | = 86% Lot Coverage |
30,000 SF | 30,000 SF |
(C) Where the lot coverage for all proposed development types is the same, no calculation is necessary.
(2) Calculation of Required Frontage.
(A) In order to ensure the pedestrian frontage remains as consistent as possible, if multiple development types are located on a single building site, the building official shall calculate required street frontage on a building-by-building basis.
(B) As an example, a site with a mixed use shopfront building with 180 linear feet of street frontage (required 90 percent street frontage) must be located on an artificial lot with a width no greater than 200 feet. A proposed general commercial building with 200 linear feet of street frontage (required 70 percent street frontage) must be located on an artificial lot with a width no greater than 286 feet in width.
(f) Consistency With Regulating Plan.
The building official shall determine that the site plan is consistent with any adopted regulating plan prior to approval.
(g) Site Plan Modifications and Waivers.
The building official may authorize minor modifications to approved site plans and waive the requirement of a site plan for minor construction or site improvements (for example: limited parking lot modifications, accessory structures, fences, and similar projects) provided that:
(A) the basic relationship of the development to adjacent property is not affected;
(B) there is no conflict with the requirements of this article; and
(C) the fundamental character of the development as a whole is not changed.
(Am. Ord. 31470, passed 2-24-20)