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the zoning ordinance, a use table for the Green
<br />Innovation District was established to identify
<br />the desirable range of uses and development
<br />standards, while providing the necessary flex-
<br />ibility to accommodate unanticipated, yet ap-
<br />propriate, development or use proposals.
<br />Zoning Strategy: Determining
<br />Use Appropriateness
<br />Although a use table was established for the
<br />district, it was clear that some uses permissible
<br />in the Green Innovation District could also be
<br />established as -of -right in other more traditional
<br />industrial and production center districts, such
<br />as research, warehousing, manufacturing, etc.
<br />However, if the Green Innovation District was to
<br />truly be "green," with a focus on uses that pro-
<br />mote the city's long-term social, environmen-
<br />tal, and economic sustainability, another layer
<br />of qualifying conditions, other than specific
<br />use, would need to be put into place.
<br />The Green Innovation District establishes
<br />"criteria for qualifying uses," standards used
<br />by the city to determine if a use is appropriately
<br />suited for the Green innovation District. To
<br />qualify, a use must be classified as agriculture,
<br />aquaculture/aquaponics, research and devel-
<br />opment, light industry, or heavy industry.
<br />In addition to meeting the above classifi-
<br />cation, uses must relate to one of the following
<br />sectors of green industry:
<br />• Renewable energy production
<br />• Waste stream reduction
<br />0 Community open space could represent a potential holding classifica-
<br />tion until areas are redeveloped as Green Innovation.
<br />© While not ideal, it is possible that home owners will choose to remain
<br />in a Green Innovation area. When this occurs, buffering and setbacks
<br />should be used to protect residential uses from impacts of neighboring
<br />uses.
<br />•
<br />• •
<br />•
<br />•
<br />Local food production
<br />Office uses/incubation for green busi-
<br />nesses
<br />Alternative transportation
<br />Craftsman industrial
<br />This approach to identifying and estab-
<br />lishing appropriate uses was put into place
<br />to accommodate the rapidly evolving green
<br />economy and allow for uses not previously
<br />contemplated, provided the applicant can
<br />demonstrate the appropriateness of the use for
<br />inclusion in the Green Innovation District due
<br />to its focus on sustainable initiatives.
<br />Zoning Strategy: Balancing
<br />Flexibility and Fair Certainty
<br />One of the greatest strengths of the Green In-
<br />novation District is also one of its greatest regu-
<br />latory challenges —the district is designed to
<br />accommodate a very wide range of uses, devel-
<br />opment types, and intensities. Simply stated,
<br />the city is establishing a "green development
<br />sandbox" and inviting innovative people to
<br />come and test their ideas.
<br />While agricultural related uses and wind
<br />and solar energy related uses are permitted
<br />as -of -right, all other uses are designated as
<br />special uses, requiring a planning commis-
<br />sion public hearing and a determination that
<br />standards addressing compatibility with nearby
<br />uses; environmental compatibility; consistency
<br />with the master plan; public health, safety and
<br />© Aquaculture is the raising of aquatic organisms, including fish and
<br />aquatic plants, and represents one of many innovative uses for flint's
<br />Green Innovation areas.
<br />0 Companies conducting research and development within the Green
<br />Innovation areas could utilize existing buildings, including dosed
<br />schools, to house their operations.
<br />welfare; and infrastructure and service capac-
<br />ity are met. For permitted uses, setbacks and
<br />other development standards are determined
<br />in part by the use of adjacent properties, with
<br />increased setbacks and more strict develop-
<br />ment standards established for properties
<br />adjacent to residential uses.
<br />Because of this intended district flexibili-
<br />ty, a planned unit development (PUD) approach
<br />was selected as the best means by which to
<br />accommodate a wide range of development
<br />types and intensities. The PUD is intended
<br />to encourage flexibility in order to stimulate
<br />creative approaches to development, provide
<br />more efficient use of land, better preserve the
<br />natural environment, promote sustainable best
<br />practices, better utilize brownfietd sites, sup-
<br />port employment and economic development,
<br />and support long-term planning pursuant to
<br />the master plan. As such, all development in
<br />the Green Innovation District must be devel-
<br />oped as a PUD.
<br />If the intended use is identified as a spe-
<br />cial use, approval of the special use will be part
<br />of the PUD consideration. If the use is a per-
<br />mitted use, the PUD process will focus on the
<br />development characteristics of the proposal,
<br />rather than the appropriateness of the use.
<br />Overtime, as the Green Innovation Dis-
<br />trict becomes more developed with a range
<br />of uses, the city may be in a better position
<br />to refine the standards and allow more as -of -
<br />right development and rely less on PUDs and
<br />Imagine Flint included a
<br />conceptual illustration of a
<br />Green Innovation Place.
<br />O Renewable energy uses, such as solar, are encouraged within Green
<br />Innovation areas.
<br />O The City's zoning code must be amended to accommodate the types
<br />of uses desired within the Green Innovation place type and include
<br />provisions for green houses and other aspects critical to implementa-
<br />tion
<br />ZONINGPRACTICE 5.16
<br />AMERICAN PLANNING ASSOCIATION (page 6
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