Agenda - Planning Commission - 06/06/1995

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Page Five THE ZONING REPORT pacts of the project, Its construction and nec- essary public and private infrastructure. Based on these studies, public facilities and infrastructure to be ~provided are negotiated intensely. The negotiation determines who pro- rides what facilities .aK what cost, between the developer, the Iocalit~ and other public agen- cies. PubIic facilities i are the most negotiated elements in major pro~e-~-s: ~h~ ~-o~{ ~ infrastructure negotiated are traffic signals at project entrances, left!turn lanes and accelera- tion-deceleration lane~ from and to the proj- ect, and additional schools, parks, watermains and sewers to be provided to relieve overca- pacity of facilities th,~t would be created by the project. The locality often will reschedule rebuilding its own old~.r facilities outside the project area at the t~ne similar facilities in the project are scheduled to be built. Financing and fees are subject .to negotia- tion, as to what public grants, loans~ subsidies and financial guarante.~s are available to the developer under what terms of approval or. sign-off by the localit ~ to other governments. Negotiation with the h aality involves provision by the developer of facilities meeting specific design standards as aI condition of obtaining fi~ia~ce of lthose agencies offering this assistance; the s~hedules of tax abate- ment, deferral and tax ~ncrements linked to the timing of the provision of project use~ and in- frastructure paid for '~y the tax increments; and net impact fees p..yable based on credits deductible for the co. ts of public facilities paid directly by the de leloper. In major proj- ects, application and permit fees are substan- tial and often are negol~iated, to be reduced to a lump sum fee or paym ;nt formula. The terms of performance for complying with environmental elements are negotiated in co- ordination with appropr ate agencies, based on the recommendations iof the environmental studies. These terms nclude the developer's proposed plan of mitiga! ion of adverse impacts, offset provision of weth nds and other environ- mental solutions in theilocality, site clean-up of contaminants, and t~e schedule and financ- ing assurances to carryout these items. Sample text We divide the sample text into two parts: (1), purposes of mixed-use zones; and (2), develop- ment standards for mixed-use zones. Purposes of mixed-use zones "Sec. 13-2-165 Purpose of the MU Mixed Use Combining District "The MU Mixed Use combining district is in- tended for combination with selected base dis- tricts, in order'to permit any combination of office, retail, commercial, and residential uses within a single development .... "[Austin TX] [Purposes for the Transit Station, .Mixed Zone]: "(d) To provide the maximum amount of free- dom possible in the design of buildings and their grouping and layout within the areas classified in this zone; to stimulate the coordi- nated, harmonious, and systematic development of the area within the zone, the area surround- ing the zone, and the regional district as a whole; to prevent detrimental effects to the use or development of adjacent properties or the surrounding neighborhood; to provide hous- ing for persons of all economic levels; and to promote the health, safety, morals, and welfare of the present and future inhabitants of the regional district and the county as a whole." "[Intents of the district]: . . . "In order to facilitate and encourage innova- tive and creative design., and the development of the most compatible and desirable pattern of land uses, some of the specific restrictions which regulate, in some other zoning catego- ries, the height, bulk and arrangement of build- ings and the location of the various land uses are eliminated and the requirement substituted that all development be in accordance with a plan of development meeting the requirements of this division." [Montgomery Co, Silver Spring MD] "Purpose and Intent of [the C-3 Community Business] District: May 19, 1995 Issue