Agenda - Planning Commission - 06/06/1995

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Page Three THE ZONING REPORT sum of the number o~ spaces derived from the ratios required for e!ach major special use in the project--such as ~ theater, hotel, and (say) a commercial recreational use such as an ice/ in-line skating rink. Common shared load~ng a. reas might be allow- ed a reduction in theinumber of berths requir- ed. But a proportionate share of the number of berths required by t~e different schedules of loading requ~rementsi for specific classes of uses might be required. Fractional subtotals calculated for the n~mber of parking spaces ahd loading berths f~om the various required ratios and schedules .! per space need not be rounded; rounding is !provided separately for the total number of b~rths, and residential and non-residential parking spaces required. Standards for signs Usual y take those requir- ed for planned shopp~.~ng centers and planned.. residential projects, r Permitted uses are lis~ed in mixed-use PUDs or are proposed by the ,~pplicant. For overlays, the use list is short,i since the overlay adds only residential uses t~ the list of allowed uses in the underlying zon]~s plus uses proposed to be added and deleted ~y the applicant. Offices are allowed ~Y right in all mixed-use zoning approaches by ~ll codes. Although most codes allow hny retail~sales, and person, al serv- ices use, many code~ limit business uses to those allowed only ir! neighborhood zones by right. Most codes allow light industrial lab type research uses. ~ Some uses are excluded by mixed-use regula- tions, usually open-lofJ display and auto sales, vehicle repair and se~rvice uses, storage and warehouse uses, and ~ajor uses that might be allowed in other speci~d zones, such as hospi- tals and airports, wit~ some codes excluding detached dwellings. P~oblem uses might be al- lowed conditionall~f. Th~ese typically are hotels, restaurants, taverns, ~ight clubs, amusements, casinos and gambling, gnd conference centers. Codes might require ~hat, in the first phases of project development.~ proportionate amounts of residential and non-~residential floor area be p-~ovided, along with ~some design amenities. This avoids the application for a mixed-use project serving as a ruse for developing only the most profitable uses in the first phases, then abandoning the rest of the project. As a development standard, all codes require that a mixed-use project be developed as a sin- gle integrated design entity. The project must be under single ownership or control when the project is applied for or upon final approval. Unity of control is assured for project owner- ship, management, maintenance and operation through covenants recorded with the final plat. Unitary control can be complex if residential and office units are in condominium ownership. The board of condominium owners must be le- gally tied into the management structure over- seeing the entire project. Materials to be submitted in mixed-use applications Plan requirements include a detailed site plan, which also shows the phases of development; a grading plan showing existing and proposed contours and earth volume cut and fill calcula- tions, and a plan or indication on the grading plan of surface drainage to proposed drainage facilities, retention basins and waterbodies; a planting plan and plant materials list; and sam- ple elevations of facades and sample cross sec- tions illustrating relationships among the vari- ous floor levels in the project. Code requirements for submission of prelimi- nary and. final development plans and final sub- division plats must be met. Typical details of infrastructure, including sample or basic con- struction drawings and specifications, profiles and street and paving cross sections must be provided. A comprehensive graphics and design plan. may be required, illustrating the design of street furniture, outdoor paving, and the design of signs, lettering and use of project logos and other unifying graphics in the project. Narratives required includes data and a des- cription of what is to be provided in the proj- ect and in each phase. Data includes FAR by May 19, 1995 Issue