(A) Purpose. This district is intended to promote and facilitate the development and redevelopment of by-passed, underutilized, or abandoned properties. This district provides for the development of these properties in a manner that will contribute to the creation of high quality employment opportunities, provide for diversity of housing stock, and improve the overall economic viability of the area in the city. It is the intent of this district to:
(1) Encourage flexibility in the development, redevelopment, investment and reinvestment of by-passed, underutilized and/or abandoned properties;
(2) Encourage the use of innovative approaches to development that utilize sustainable development practices, and incorporate environmental performance standards;
(3) Encourage a mixture of functionally related uses in close proximity of each other to promote pedestrian activity and reduce vehicle miles traveled;
(4) Encourage the construction of new buildings of a compatible architectural scale to its surroundings;
(5) Facilitate the development, redevelopment and use of properties in the city in close proximity to mass transit;
(6) Discourage "Big Box Retail" and drive-thru facilities within this district unless these developments are specifically designed to meet the purpose and intent of this subchapter.
(B) Active planned development small lot developments. A list of active PD-SL developments and guidelines shall be maintained in the Planning and Economic Development Department.
(C) Standards.
(1) Statement of need. The statement of need shall describe the existing conditions of the general area, proposed development and how such proposed development is a benefit to the city, meets the goals and objectives of this LDC, and that the proposed development is compatible with, and not detrimental to, adjacent properties or the surrounding neighborhood(s).
(2) Design guidelines. Design guidelines shall be required establishing development standards for the proposed development, including illustrations of proposed architectural, urban design, streetscape, and landscape concepts, thematic design elements such as architectural materials, building colors and landscape plans, and any proposed variation from the design standards or guidelines contained in this LDC. The PD-SL design guidelines may describe broadly based design or architectural themes and concepts, sufficient to convey an idea and general pattern of development.
(a) Floor area ratio calculations and ground coverage shall be provided to determine scale, density and impact of the project.
(b) The maximum project size shall be ten acres. The project may contain less than five acres if off-street pedestrian and vehicular access is provided to adjacent uses and the applicant can demonstrate the inter-relationships and benefits of a PD-SL District of such size.
(c) Within the PD-SL District, pedestrian movement and safety shall be given priority. Internal roadways shall be "pedestrian friendly" including the use of pavers, wide sidewalks, narrow vehicular lanes and parallel parking.
(d) Parking garages, loading docks, and service areas shall be directly accessible from major roadways and appropriately screened to promote a pedestrian scale and safety.
(e) Setbacks within the project shall be determined at the time of project review to encourage an urban pedestrian scale.
(f) Outdoor uses and public places shall be designed to connect various buildings and promote pedestrian activity. Active use of the public spaces is desired to encourage increasing average length of stay within the project area.
(g) Signage shall be at a scale and aesthetic design appropriate to the size and type of project.
(h) Streetscape design shall compliment and be consistent with the project's architectural theme as well as the surrounding developed properties.
(i) A maintenance plan for all common areas including but not limited to, parking, sidewalks, public plazas, building facades and programming shall be required as part of the approval of the project.
(D) Additional criteria; evaluation criteria. The Planning and Zoning Board and the City Commission shall consider at a minimum, the following goals and objectives when evaluating the proposed PD-SL District. The proposed PD-SL guidelines shall:
(1) Conform to the city's comprehensive plan policies and land use map designations.
(2) Conform to the purpose and intent of the PD-SL District.
(3) Address the concerns outlined in the statement of need in support of the PD-SL District.
(4) Provide a land use, or combination of land uses that are arranged and designed in such a manner as to be well integrated with other land uses, the immediate surrounding area, the planned thoroughfare system, and other public facilities such as water and sewer systems, parks, schools, transit routes and utilities.
(5) Adequately, reasonably and conveniently integrate into existing and planned streets, transit systems, and public services, utilities and public facilities.
(6) Promote development that is appropriate to and well integrated with its environmental setting, including existing vegetation, soils, geology, topography and drainage patterns.
(7) Adequately justify any deviations from standard development requirements based upon the overall quality of the plan provided, the need to address specific concerns outlined in the statement of need, and the need to address other conditions that may affect the viability of reasonably developing the property in a manner consistent with stated objectives of the city's comprehensive plan.
(8) Provide innovative design in comparison with development reviewed under other base zoning district regulations.
(9) Be compatible with, and not detrimental to, adjacent properties or the surrounding neighborhood(s).
(Ord. 2021-02, adopted 3-17-21; sought to be reconsidered, Commission passed 4-21-2021)